1429 Date St · Corpus Christi, TX 78404

$99,900

2 bd · 1.0 ba · 871 sqft · SingleFamily public records · 146 Days on market

Built 1947 6,329 sqft lot $115/sqft · 18% below area Est $122k · 18% under ↓ 20% since listing

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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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in established neighborhood. Beautiful hardwood floors. Tile in kitchen and bathroom. Fresh paint throughout. Fenced in backyard. Laundry hookups located in the garage.

Key facts

• Tile in kitchen
• Fenced in backyard
• Tile in bathroom

Tags

• HARDWOOD FLOORS
• TILE IN KITCHEN
• TILE IN BATHROOM
• FENCED IN BACKYARD
• LAUNDRY HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+1.9%/yr); 141 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); 50% 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 $691 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

• It's been on market 146 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1947 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 6.7

CMA / ARV

• ARV (median comp): $122,225
• List price: $99,900
• Delta: -18.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2610 Elizabeth St	0.28mi	2/1.5	853 (-2%)	4mo	$149,900	$176	78
2714 Willard St	0.23mi	2/1.0	804 (-8%)	16mo	$145,500	$181	63
1558 16th St	0.35mi	3/2.0 (+1)	864 (-1%)	14mo	$139,000	$161	62
1359 18th Street St	0.56mi	2/1.0	936 (+8%)	3mo	$55,000	$59	59
2614 Riggan St	0.35mi	2/1.0	969 (+11%)	12mo	$90,000	$93	54
1441 14th St	0.56mi	2/1.0	830 (-5%)	17mo	$54,900	$66	52
2506 Crews St	0.75mi	2/1.0	904 (+4%)	10mo	$58,000	$64	51
1810 Whiting Dr	0.67mi	2/1.0	860 (-1%)	20mo	$98,900	$115	50
125 Richard St	0.66mi	2/1.0	780 (-10%)	6mo	$50,000	$64	46
138 Clemmer St	0.70mi	2/1.0	760 (-13%)	23mo	$70,000	$92	26

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,715
• Equity at exit: $14,895

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $689
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$524
• Tax from tax record: −$256 /mo · $3,072/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $153

Break-even live

Break-even rent $1,040

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	0.17mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.28mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	43d	1	0.36mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	43d	1	0.40mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	0.43mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	0.55mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	43d	1	0.58mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	43d	1	0.60mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	0.66mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	43d	1	0.66mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	43d	1	0.66mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	13d	1	0.68mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	0.69mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	0.75mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	43d	1	0.76mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	43d	1	0.76mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.76mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	43d	1	0.76mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	43d	1	0.76mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	13d	1	0.83mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	43d	1	0.84mi
330 Texas Ave Corpus Christi, TX	2.0	1.0	806	$1,300	$1.61	43d	1	0.97mi
2833 Lawnview St Corpus Christi, TX	2.0	1.0	850	$1,000	$1.18	13d	1	1.00mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.01mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	1.02mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	21d	1	1.03mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	1.06mi
826 Hancock Ave Unit 1 Corpus Christi, TX	1.0	1.0	700	$850	$1.21	21d	1	1.06mi
826 Hancock Ave Unit 3 Corpus Christi, TX	1.0	1.0	700	$800	$1.14	21d	1	1.06mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.07mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	43d	1	1.08mi
901 Furman Ave Unit F Corpus Christi, TX	1.0	1.0	560	$700	$1.25	43d	1	1.09mi
901 Furman Ave Unit B Corpus Christi, TX	1.0	1.0	659	$750	$1.14	21d	1	1.09mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	13d	1	1.09mi
1124 2nd St Corpus Christi, TX	1.0	1.0	800	$800	$1.00	43d	1	1.10mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	13d	1	1.14mi
522 Hancock Ave Unit 2-238 Corpus Christi, TX	1.0	1.0	784	$1,365	$1.74	13d	1	1.19mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	43d	1	1.19mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	13d	10	1.20mi
613 6th St Corpus Christi, TX	1.0	1.0	650	$850	$1.31	43d	1	1.24mi

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 146 DOM
2. 2026-06-17
   days on market $99,900 Active 145 DOM
3. 2026-06-16
   days on market $99,900 Active 144 DOM
4. 2026-06-15
   days on market $99,900 Active 143 DOM
5. 2026-06-14
   days on market $99,900 Active 141 DOM
6. 2026-06-10
   days on market $99,900 Active 138 DOM
7. 2026-06-09
   days on market $99,900 Active 137 DOM
8. 2026-06-08
   days on market $99,900 Active 136 DOM
9. 2026-06-07
   days on market $99,900 Active 135 DOM
10. 2026-06-05
    days on market $99,900 Active 132 DOM
11. 2026-06-03
    days on market $99,900 Active 131 DOM
12. 2026-06-02
    days on market $99,900 Active 130 DOM
13. 2026-06-01
    days on market $99,900 Active 129 DOM
14. 2026-05-31
    days on market $99,900 Active 128 DOM
15. 2026-05-30
    days on market $99,900 Active 127 DOM
16. 2026-03-23
    price $99,900 182-char remark

    Show marketing remark (182 chars)

    Charming home in established neighborhood. Beautiful hardwood floors. Tile in kitchen and bathroom. Fresh paint throughout. Fenced in backyard. Laundry hookups located in the garage.

17. 2026-02-27
    price $115,000 182-char remark

    Show marketing remark (182 chars)

    Charming home in established neighborhood. Beautiful hardwood floors. Tile in kitchen and bathroom. Fresh paint throughout. Fenced in backyard. Laundry hookups located in the garage.

18. 2026-01-23
    listed $125,000 Active 182-char remark

    Show marketing remark (182 chars)

    Charming home in established neighborhood. Beautiful hardwood floors. Tile in kitchen and bathroom. Fresh paint throughout. Fenced in backyard. Laundry hookups located in the garage.

ⓘ 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: $3,072 · $256/mo
• Projected year-2 tax: $3,072 · $256/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,807
• − Mortgage interest: −$5,596
• − Property taxes: −$3,072
• − Insurance: −$500
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,906
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $1,752/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

-20.1% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $99,900 CBMLS
• 2026-02-27 Price Changed $115,000 CBMLS
• 2026-01-23 Listed $125,000 CBMLS

Property tax history

+8.8%/yr

Latest (2025): $3,072 · +10.4% YoY. Source: county tax records.