430 Webb St · Corpus Christi, TX 78418

$75,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 64 Days on market

Built 2020 8,249 sqft lot $73/sqft · 64% below area ↓ 6% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 430 Webb in Corpus Christi, this property offers a great opportunity for investors ready to take on a rehab project with upside. The home has solid bones and a workable layout, making it a strong candidate for improvements that can greatly increase its value. The location is a major highlight. Situated near the Naval Air Station and close to everyday amenities, this area supports long-term appeal for resale or rental strategies. With the right updates, this property can be transformed into a standout asset. It’s simply waiting for a rehabber’s vision to bring it back to life.

Key facts

• Solid bones
• Everyday amenities
• Rehab project

Tags

• REHAB PROJECT
• SOLID BONES
• WORKABLE LAYOUT
• EVERYDAY AMENITIES
• LONG-TERM APPEAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 685 active listings in the ZIP; 12 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; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.99%
• DSCR: 2.16
• GRM: 4.7

CMA / ARV

• ARV (median comp): $207,577
• List price: $75,000
• Delta: -63.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Judie Ct	0.22mi	3/1.0 (+1)	1,061 (+4%)	8mo	$157,500	$148	72
637 Jester St	0.28mi	3/1.0 (+1)	981 (-4%)	4mo	$159,500	$163	72
405 Valerie St	0.19mi	3/2.0 (+1)	1,056 (+3%)	17mo	$185,000	$175	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.62×
• Total profit: $12,988
• Equity at exit: $11,183

10-year hold

• IRR: 22.2%
• Equity multiple: 2.61×
• Total profit: $33,829
• Equity at exit: $6,485

Cash invested: $21,000 (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 78418

• Rents YoY: -0.6%
• Active inventory: 685
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$393
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $455

Break-even live

Break-even rent $754

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Carleta St Unit 3 Corpus Christi, TX	1.0	1.0	785	$1,195	$1.52	21d	1	0.21mi
710 Webb St Corpus Christi, TX	2.0	1.0	920	$1,700	$1.85	13d	1	0.31mi
701 W Lakeside Dr Corpus Christi, TX	2.0	1.0	840	$1,000	$1.19	43d	1	0.33mi
10333 Compton Rd Corpus Christi, TX	2.0	1.0	1080	$975	$0.90	13d	1	0.66mi
1306 Waldron Rd Apt 202 Corpus Christi, TX	2.0	1.0	1080	$1,075	$1.00	43d	1	0.66mi
1302 Waldron Rd Unit 102 Corpus Christi, TX	2.0	1.0	1080	$1,250	$1.16	43d	1	0.67mi
10329 Compton Rd Unit 508 Corpus Christi, TX	2.0	1.0	1080	$975	$0.90	13d	1	0.67mi
1314 Waldron Rd Unit 108 Corpus Christi, TX	2.0	1.0	1080	$975	$0.90	43d	1	0.68mi
1314 Waldron Rd Unit 105 Corpus Christi, TX	2.0	1.0	1080	$1,075	$1.00	13d	1	0.68mi
10305 Compton Rd Unit 705 Corpus Christi, TX	2.0	1.0	1080	$1,125	$1.04	43d	1	0.68mi
1401 Dewitt St Corpus Christi, TX	3.0	2.0	1168	$1,495	$1.28	43d	1	0.69mi
1010 Behmann St Corpus Christi, TX	1.0–2.0	1.0	668	$980	$1.47	13d	3	0.99mi

Listing history 18 events

1. 2026-06-19
   price $75,000 Active 64 DOM
2. 2026-06-18
   days on market $84,500 Active 64 DOM
3. 2026-06-17
   days on market $84,500 Active 63 DOM
4. 2026-06-16
   days on market $84,500 Active 62 DOM
5. 2026-06-15
   days on market $84,500 Active 61 DOM
6. 2026-06-14
   days on market $84,500 Active 59 DOM
7. 2026-06-13
   days on market $84,500 Active 58 DOM
8. 2026-06-10
   days on market $84,500 Active 56 DOM
9. 2026-06-09
   days on market $84,500 Active 55 DOM
10. 2026-06-08
    days on market $84,500 Active 54 DOM
11. 2026-06-07
    days on market $84,500 Active 53 DOM
12. 2026-06-03
    days on market $84,500 Active 49 DOM
13. 2026-06-02
    days on market $84,500 Active 48 DOM
14. 2026-06-01
    days on market $84,500 Active 47 DOM
15. 2026-05-31
    days on market $84,500 Active 46 DOM
16. 2026-05-30
    days on market $84,500 Active 45 DOM
17. 2026-05-05
    price $84,500 611-char remark

    Show marketing remark (611 chars)

    Located at 430 Webb in Corpus Christi, this property offers a great opportunity for investors ready to take on a rehab project with upside. The home has solid bones and a workable layout, making it a strong candidate for improvements that can greatly increase its value. The location is a major highlight. Situated near the Naval Air Station and close to everyday amenities, this area supports long-term appeal for resale or rental strategies. With the right updates, this property can be transformed into a standout asset. It’s simply waiting for a rehabber’s vision to bring it back to life.

18. 2026-04-15
    listed $89,500 Active 611-char remark

    Show marketing remark (611 chars)

    Located at 430 Webb in Corpus Christi, this property offers a great opportunity for investors ready to take on a rehab project with upside. The home has solid bones and a workable layout, making it a strong candidate for improvements that can greatly increase its value. The location is a major highlight. Situated near the Naval Air Station and close to everyday amenities, this area supports long-term appeal for resale or rental strategies. With the right updates, this property can be transformed into a standout asset. It’s simply waiting for a rehabber’s vision to bring it back to life.

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $15,957
• − Mortgage interest: −$4,201
• − Property taxes: −$2,053
• − Insurance: −$375
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,182
• Taxable income: $4,593
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,356/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: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 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): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 808.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $84,500 MCALLENMLS
• 2026-04-15 Listed $89,500 MCALLENMLS

Property tax history

+7.4%/yr

Latest (2025): $2,053 · +3.3% YoY. Source: county tax records.