1507 7th St · Corpus Christi, TX 78404

$335,000

None bd · 2.0 ba · 2,720 sqft · Townhouse public records · 76 Days on market

Built 1965 6,399 sqft lot $123/sqft · 25% above area Est $269k · 25% over ↓ 21% since listing

---

Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Cash flow +2.9/30.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MultiFamily 7 Plex/Apartment. The main house has 3 units {1- 2/1, 1- 1/1 and 1 studio} and has been renovated recently. The rear addition in back was completed in 2019 adding {4 Studio units 1 Bedroom/1 Baths}. TOTAL of 7 units. All units are fully renting less 1 property available for rent currently (active on the market with property mgmt. company). Main house has recent roof, HV/AC units & window replacements. Recent driveway/parking apron. Great investment to add to any portfolio!

Key facts

• Renovated recently
• Rear addition
• Hv ac units

Tags

• RENOVATED RECENTLY
• REAR ADDITION
• RECENT ROOF
• HV AC UNITS
• WINDOW REPLACEMENTS
• RECENT DRIVEWAY PARKING APRON

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath townhouse listed at $335k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (58.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (56.0% below list).
• Recommended offer: $140k (58.3% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 3.6% in Corpus Christi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 78/100 on livability (#66 in TX, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Corpus Christi ISD (urban): math 31% / reading 35% proficiency, ranked #562 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 141 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,720 (58.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.44% ✗
• Cap rate: 2.33%
• Cash-on-cash: -14.14%
• DSCR: 0.37
• GRM: 18.9

CMA / ARV

• ARV (median comp): $269,017
• List price: $335,000
• Delta: 24.53%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 6th St	0.31mi	8/4.0	2,784 (+2%)	5mo	$425,000	$153	69
815 Furman Ave Unit A & B	0.47mi	4/3.0	2,688 (-1%)	7mo	$189,000	$70	66
1515 Ocean Dr	0.46mi	4/4.0	2,520 (-7%)	15mo	$499,000	$198	46
1928-1930 16th St	0.60mi	8/4.0	2,444 (-10%)	8mo	$54,900	$22	40
1400 Ocean Dr Unit 802B	0.47mi	3/2.5	2,333 (-14%)	16mo	$395,000	$169	39
823 S Water Unit 6B	0.58mi	2/2.0	2,315 (-15%)	13mo	$425,000	$184	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -44.3%
• Equity multiple: -0.35×
• Total profit: $-126,353
• Equity at exit: $49,950

10-year hold

• IRR: -86.8%
• Equity multiple: -1.21×
• Total profit: $-207,353
• Equity at exit: $28,965

Cash invested: $93,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78404

• Rents YoY: 1.9%
• Active inventory: 141
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$373 /mo · $4,477/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-1,105

Break-even live

Break-even rent $2,873

Max offer price $139,720

Occupancy floor —

Sensitivity live

Price	-10% $-916	-5% $-1,011	+0% $-1,105	+5% $-1,200	+10% $-1,295
Rent	-10% $-1,222	-5% $-1,164	+0% $-1,105	+5% $-1,047	+10% $-989
Rate	-1.0pp $-937	-0.5pp $-1,020	base $-1,105	+0.5pp $-1,192	+1.0pp $-1,281

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 10th St #1 Corpus Christi, TX	2.0	1.0	2780	$950	$0.34	44d	1	0.18mi
1539 10th St Unit 1 Corpus Christi, TX	2.0	1.0	1944	$1,225	$0.63	44d	1	0.20mi
1117 Ocean Dr Unit D Corpus Christi, TX	1.0	1.0	3086	$2,000	$0.65	21d	1	0.44mi
1117 Ocean Dr Unit A Corpus Christi, TX	2.0	1.0	3086	$3,500	$1.13	44d	1	0.44mi
1117 Ocean Dr Corpus Christi, TX	1.0	1.0	3086	$2,000	$0.65	44d	1	0.44mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	44d	1	0.50mi
305 Atlantic St Unit B Corpus Christi, TX	1.0	1.0	1756	$1,275	$0.73	44d	1	0.62mi
718 Kinney St Corpus Christi, TX	1.0	1.0	1884	$850	$0.45	44d	1	0.96mi
2901 S Staples St Unit B Corpus Christi, TX	2.0	1.0	2236	$900	$0.40	44d	1	1.27mi

Listing history 40 events

1. 2026-06-10
   status $335,000 Pending 76 DOM
2. 2026-06-09
   days on market $335,000 Active 76 DOM
3. 2026-06-08
   days on market $335,000 Active 75 DOM
4. 2026-06-07
   days on market $335,000 Active 74 DOM
5. 2026-06-05
   days on market $335,000 Active 71 DOM
6. 2026-06-03
   days on market $335,000 Active 70 DOM
7. 2026-06-02
   days on market $335,000 Active 69 DOM
8. 2026-06-01
   days on market $335,000 Active 68 DOM
9. 2026-05-31
   days on market $335,000 Active 67 DOM
10. 2026-05-30
    days on market $335,000 Active 66 DOM
11. 2026-03-25
    listed $335,000 Active 495-char remark

    Show marketing remark (495 chars)

    MultiFamily 7 Plex/Apartment. The main house has 3 units {1- 2/1, 1- 1/1 and 1 studio} and has been renovated recently. The rear addition in back was completed in 2019 adding {4 Studio units 1 Bedroom/1 Baths}. TOTAL of 7 units. All units are fully renting less 1 property available for rent currently (active on the market with property mgmt. company). Main house has recent roof, HV/AC units & window replacements. Recent driveway/parking apron. Great investment to add to any portfolio!

12. 2026-03-09
    historical $750
13. 2026-02-25
    price $750
14. 2026-01-18
    listed $800
15. 2026-01-18
    listed $800
16. 2025-12-07
    historical $700
17. 2025-10-25
    listed $700
18. 2025-09-23
    historical $650
19. 2025-09-18
    listed $650
20. 2025-09-18
    historical $650
21. 2025-09-03
    historical $650
22. 2025-08-30
    listed $650
23. 2025-08-30
    listed $700
24. 2025-08-28
    historical $650
25. 2025-08-24
    price $650
26. 2025-07-14
    listed $750
27. 2025-05-30
    soldstatus Closed 794-char remark

    Show marketing remark (794 chars)

    Welcome to 1507 7th St, a unique investment opportunity. The multifamily is a 7-plex/apartment. The original house has 3 units and has been renovated within the last year with 2 of the units being Section 8 ready and the 3rd unit only needing a little work to be. The rear add-on was built in 2019, adding 4 Studios to the main house. There are five (5) Studio, 1-Bath units, one (1) 1-Bedroom, 1-Bath unit, and one (1) 2-Bedroom, 1-Bath unit. Main house has a new roof, HVAC units, and windows. Partial perimeter fence. New driveway apron. Security cameras onsite. Don't miss out on this prime investment opportunity at 1507 7th St, where vintage charm meets contemporary living. Schedule your viewing today and envision the possibilities awaiting you in this vibrant Corpus Christi community!

28. 2025-05-30
    soldstatus

    Show marketing remark (794 chars)

    Welcome to 1507 7th St, a unique investment opportunity. The multifamily is a 7-plex/apartment. The original house has 3 units and has been renovated within the last year with 2 of the units being Section 8 ready and the 3rd unit only needing a little work to be. The rear add-on was built in 2019, adding 4 Studios to the main house. There are five (5) Studio, 1-Bath units, one (1) 1-Bedroom, 1-Bath unit, and one (1) 2-Bedroom, 1-Bath unit. Main house has a new roof, HVAC units, and windows. Partial perimeter fence. New driveway apron. Security cameras onsite. Don't miss out on this prime investment opportunity at 1507 7th St, where vintage charm meets contemporary living. Schedule your viewing today and envision the possibilities awaiting you in this vibrant Corpus Christi community!

29. 2025-05-14
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Welcome to 1507 7th St, a unique investment opportunity. The multifamily is a 7-plex/apartment. The original house has 3 units and has been renovated within the last year with 2 of the units being Section 8 ready and the 3rd unit only needing a little work to be. The rear add-on was built in 2019, adding 4 Studios to the main house. There are five (5) Studio, 1-Bath units, one (1) 1-Bedroom, 1-Bath unit, and one (1) 2-Bedroom, 1-Bath unit. Main house has a new roof, HVAC units, and windows. Partial perimeter fence. New driveway apron. Security cameras onsite. Don't miss out on this prime investment opportunity at 1507 7th St, where vintage charm meets contemporary living. Schedule your viewing today and envision the possibilities awaiting you in this vibrant Corpus Christi community!

30. 2025-01-22
    price $335,000 794-char remark

    Show marketing remark (794 chars)

    Welcome to 1507 7th St, a unique investment opportunity. The multifamily is a 7-plex/apartment. The original house has 3 units and has been renovated within the last year with 2 of the units being Section 8 ready and the 3rd unit only needing a little work to be. The rear add-on was built in 2019, adding 4 Studios to the main house. There are five (5) Studio, 1-Bath units, one (1) 1-Bedroom, 1-Bath unit, and one (1) 2-Bedroom, 1-Bath unit. Main house has a new roof, HVAC units, and windows. Partial perimeter fence. New driveway apron. Security cameras onsite. Don't miss out on this prime investment opportunity at 1507 7th St, where vintage charm meets contemporary living. Schedule your viewing today and envision the possibilities awaiting you in this vibrant Corpus Christi community!

31. 2024-12-20
    price $350,000 794-char remark

    Show marketing remark (794 chars)

    Welcome to 1507 7th St, a unique investment opportunity. The multifamily is a 7-plex/apartment. The original house has 3 units and has been renovated within the last year with 2 of the units being Section 8 ready and the 3rd unit only needing a little work to be. The rear add-on was built in 2019, adding 4 Studios to the main house. There are five (5) Studio, 1-Bath units, one (1) 1-Bedroom, 1-Bath unit, and one (1) 2-Bedroom, 1-Bath unit. Main house has a new roof, HVAC units, and windows. Partial perimeter fence. New driveway apron. Security cameras onsite. Don't miss out on this prime investment opportunity at 1507 7th St, where vintage charm meets contemporary living. Schedule your viewing today and envision the possibilities awaiting you in this vibrant Corpus Christi community!

32. 2024-12-19
    listed $375,000 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to 1507 7th St, a unique investment opportunity. The multifamily is a 7-plex/apartment. The original house has 3 units and has been renovated within the last year with 2 of the units being Section 8 ready and the 3rd unit only needing a little work to be. The rear add-on was built in 2019, adding 4 Studios to the main house. There are five (5) Studio, 1-Bath units, one (1) 1-Bedroom, 1-Bath unit, and one (1) 2-Bedroom, 1-Bath unit. Main house has a new roof, HVAC units, and windows. Partial perimeter fence. New driveway apron. Security cameras onsite. Don't miss out on this prime investment opportunity at 1507 7th St, where vintage charm meets contemporary living. Schedule your viewing today and envision the possibilities awaiting you in this vibrant Corpus Christi community!

33. 2024-09-29
    price $375,000
34. 2024-09-24
    historical $850
35. 2024-09-24
    listed $850
36. 2024-08-13
    price $385,000
37. 2024-07-11
    price $395,000
38. 2024-04-09
    listed $425,000 Active
39. 2016-10-10
    soldstatus
40. 2014-02-05
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,477 · $373/mo
• Projected year-2 tax: $6,130 · $511/mo
• Expected delta: +$1,653/yr (+$138/mo · 36.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,681
• − Mortgage interest: −$18,765
• − Property taxes: −$4,477
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$9,745
• Taxable loss: −$19,811
• Est. tax savings @ 24.0%: +$4,755
• After-tax cash flow: $-8,511/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Corpus Christi ISD
• NCES district ID: 4815270
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $45,672
• Composite: 28.27/100
• National rank: #6793
• State rank: #562 of 826 in TX

Livability — Corpus Christi

• Score: 78/100
• State rank: #66
• US rank: #2404

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corpus Christi, TX
• County: Nueces County · 296,836 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 12,635
• Household income: $61,280
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 596.0

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 32% Two or more races 29% Black 4%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.10%
• Current HPI: 177.4759
• Rent YoY: ▲ 1.87%
• Metro: Corpus Christi, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-21.2% since first listed

30 events — show timeline

• 2026-03-25 Listed $335,000 CBMLS
• 2026-03-09 Rental Removed $750 RENTALBEAST
• 2026-02-25 Price Changed $750 RENTALBEAST
• 2026-01-18 Listed for Rent $800 RENTALBEAST
• 2026-01-18 Listed for Rent $800 RENTALBEAST
• 2025-12-07 Rental Removed $700 RENTALBEAST
• 2025-10-25 Listed for Rent $700 RENTALBEAST
• 2025-09-23 Rental Removed $650 RENTALBEAST
• 2025-09-18 Listed for Rent $650 RENTALBEAST
• 2025-09-18 Rental Removed $650 RENTALBEAST
• 2025-09-03 Rental Removed $650 RENTALBEAST
• 2025-08-30 Listed for Rent $650 RENTALBEAST
• 2025-08-30 Listed for Rent $700 RENTALBEAST
• 2025-08-28 Rental Removed $650 RENTALBEAST
• 2025-08-24 Price Changed $650 RENTALBEAST
• 2025-07-14 Listed for Rent $750 RENTALBEAST
• 2025-05-30 Sold (Public Records) — Public Records
• 2025-05-30 Sold (MLS) — CBMLS
• 2025-05-14 Pending — CBMLS
• 2025-01-22 Price Changed $335,000 CBMLS
• 2024-12-20 Price Changed $350,000 CBMLS
• 2024-12-19 Listed $375,000 CBMLS
• 2024-09-29 Price Changed $375,000 CBMLS
• 2024-09-24 Rental Removed $850 LEASESTAR
• 2024-09-24 Listed for Rent $850 LEASESTAR
• 2024-08-13 Price Changed $385,000 CBMLS
• 2024-07-11 Price Changed $395,000 CBMLS
• 2024-04-09 Listed $425,000 CBMLS
• 2016-10-10 Sold (Public Records) — Public Records
• 2014-02-05 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,477 · +22.1% YoY. Source: county tax records.