210 Tarlton St · Corpus Christi, TX 78415

$99,000

2 bd · 2.0 ba · 820 sqft · SingleFamily public records · 6 Days on market

Built 1949 7,000 sqft lot Est $94k · at est.

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Why this score? — see what drove the C+ 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).

• Cash flow +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• ARV discount +5.3/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A well-established neighborhood known for its strong sense of community, this charming 2-bedroom, 2-bath home offers comfort, functionality, and space both inside and out. Mature shade trees grace the front and backyard, creating a welcoming setting and providing a peaceful outdoor retreat. Inside, you'll find an abundance of natural light flowing throughout the home, enhancing the warm and inviting atmosphere. The spacious kitchen offers ample cabinet and counter space, making meal preparation and entertaining a breeze, while the separate laundry area adds convenience to everyday living. A versatile bonus room provides endless possibilities and can easily serve as a home office, sewing or

Key facts

• Spacious kitchen
• Versatile bonus room
• Built-in shelving

Tags

• ABUNDANCE OF NATURAL LIGHT
• SPACIOUS KITCHEN
• SEPARATE LAUNDRY AREA
• VERSATILE BONUS ROOM
• OVERSIZED DETACHED GARAGE
• BUILT-IN SHELVING

Property features AI

Exterior

• Parking: 2 covered garage spaces (garage); Total parking for 7 vehicles; Rear/side/off-street parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Pillar/post/pier foundation; Shingle roof
• Construction: Pillar/Post/Pier foundation; Shingle roof
• Exterior features: Chain link and wood fencing; Gravel parking area

Interior

• Kitchen: Gas cooktop
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedroom layout; Cable TV available
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.4% vs local median 3.6% in Corpus Christi — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+2.3%/yr); 417 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $684 of loan paydown is wiped out by about $3k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $94,300
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Richard St	0.17mi	2/1.0	780 (-5%)	6mo	$50,000	$64	74
138 Clemmer St	0.20mi	2/1.0	760 (-7%)	23mo	$70,000	$92	55
1309 Melbourne Dr	0.72mi	2/1.0	809 (-1%)	6mo	$80,000	$99	55
2610 Elizabeth St	0.75mi	2/1.5	853 (+4%)	4mo	$149,900	$176	53
2714 Willard St	0.56mi	2/1.0	804 (-2%)	16mo	$145,500	$181	53
149 Pearse Dr	0.67mi	2/1.0	825 (+1%)	16mo	$79,000	$96	51
1701 Robin Dr	0.51mi	2/1.0	780 (-5%)	20mo	$100,000	$128	47
1810 Whiting Dr	0.57mi	2/1.0	860 (+5%)	20mo	$98,900	$115	45
1821 Whittier Dr	0.61mi	2/2.0	862 (+5%)	21mo	$169,900	$197	45
1814 Keys St	0.68mi	2/1.0	731 (-11%)	20mo	$55,000	$75	30
310 W Vanderbilt Dr	0.57mi	2/1.0	930 (+13%)	22mo	$169,900	$183	28

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-656
• Equity at exit: $14,761

10-year hold

• IRR: 8.3%
• Equity multiple: 1.61×
• Total profit: $17,027
• Equity at exit: $8,560

Cash invested: $27,720 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$519
• Tax from tax record: −$184 /mo · $2,202/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $254

Break-even live

Break-even rent $942

Max offer price $99,000

Occupancy floor 75%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	0.15mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	0.21mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	43d	1	0.52mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	13d	1	0.65mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	0.72mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	43d	1	0.76mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.80mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	43d	1	0.86mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	0.87mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	0.91mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	43d	1	0.93mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	1.05mi
2833 Lawnview St Corpus Christi, TX	2.0	1.0	850	$1,000	$1.18	13d	1	1.06mi
330 Texas Ave Corpus Christi, TX	2.0	1.0	806	$1,300	$1.61	43d	1	1.09mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.10mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	1.11mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	13d	1	1.12mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	43d	1	1.12mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	43d	1	1.15mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.16mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	1.16mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	13d	1	1.17mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	13d	1	1.18mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	43d	1	1.19mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	43d	1	1.20mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	1.20mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	13d	1	1.20mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	43d	1	1.20mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	43d	1	1.28mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	43d	1	1.29mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	43d	1	1.30mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	43d	1	1.30mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	43d	1	1.30mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	13d	1	1.33mi
3102 Santa Fe St Corpus Christi, TX	1.0–2.0	1.0–2.0	922	$1,095	$1.19	43d	1	1.38mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	43d	1	1.40mi
3120 Santa Fe St Corpus Christi, TX	2.0	1.0	613	$800	$1.31	43d	1	1.43mi
3120 Santa Fe St #12 Corpus Christi, TX	2.0	1.0	613	$800	$1.31	21d	1	1.43mi
3120 Santa Fe St #2 Corpus Christi, TX	2.0	1.0	615	$875	$1.42	43d	1	1.43mi
3120 Santa Fe St #1 Corpus Christi, TX	2.0	1.0	630	$850	$1.35	13d	1	1.43mi

Listing history 5 events

1. 2026-06-08
   days on market $99,000 Active 6 DOM
2. 2026-06-07
   days on market $99,000 Active 5 DOM
3. 2026-06-05
   days on market $99,000 Active 2 DOM
4. 2026-06-03
   remarks 699-char remark
5. 2026-06-03
   listed $99,000 Active 1 DOM

ⓘ 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: $2,202 · $184/mo
• Projected year-2 tax: $2,202 · $184/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 26 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: $15,162
• − Mortgage interest: −$5,546
• − Property taxes: −$2,202
• − Insurance: −$495
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,880
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,663/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

1 event — show timeline

• 2026-06-01 Listed $99,000 CBMLS

Property tax history

+6.5%/yr

Latest (2025): $2,202 · -4.9% YoY. Source: county tax records.