3106 Huisache St · Corpus Christi, TX 78408

$65,000

2 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 28 Days on market

Built 1955 5,892 sqft lot

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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
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and well maintained 2 bedroom, 1 bath home in the heart of Corpus Christi featuring beautiful original wood floors and a spacious backyard with plenty of room for entertaining, gardening, or pets. Home offers a functional layout with a closed in garage/storage area providing additional space for storage, workshop, or hobby use. Handicap accessible ramp located at the rear of the property for added convenience and accessibility. Cozy living areas with abundant natural light and classic character throughout. Conveniently located near shopping, dining, schools, and downtown amenities. Great opportunity for first-time buyers, investors, or anyone looking for a home with charm and poten

Key facts

• Spacious backyard
• Closed in garage
• Natural light

Tags

• ORIGINAL WOOD FLOORS
• SPACIOUS BACKYARD
• CLOSED IN GARAGE
• NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Front entry parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Metal siding; Shingle roof; Pillar/post/pier foundation; Zoned RS
• Construction: Metal siding construction; Shingle roof; Pillar/post/pier foundation; Built as a single-story
• Exterior features: Open patio; Patio; Chain link fencing; Interior lot

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Handicap accessible
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 36 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; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($449 loan paydown + $6k appreciation (8.5% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.88% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.93%
• DSCR: 2.33
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $131,760
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3117 Huisache St	0.04mi	3/1.0 (+1)	1,199 (-2%)	22mo	$65,000	$54	72
3214 Buddy Lawrence Dr	0.26mi	3/2.0 (+1)	1,288 (+6%)	2mo	$199,000	$155	68
1018 Gardenia Dr	0.24mi	3/2.0 (+1)	1,188 (-3%)	12mo	$149,900	$126	65
1018 Ligustrum Dr	0.29mi	3/2.0 (+1)	1,240 (+2%)	12mo	$55,000	$44	65
310 W Longview St	0.64mi	3/1.0 (+1)	1,248 (+2%)	14mo	$175,000	$140	49
423 Fairview Dr	0.61mi	3/1.5 (+1)	1,110 (-9%)	4mo	$120,000	$108	46
921 Nandina Dr	0.42mi	3/1.0 (+1)	1,057 (-13%)	13mo	$72,000	$68	43

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

Projected returns pro-forma

8.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 4.18×
• Total profit: $57,787
• Equity at exit: $51,555

10-year hold

• IRR: 39.8%
• Equity multiple: 9.05×
• Total profit: $146,441
• Equity at exit: $104,481

Cash invested: $18,200 (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 78408

• Home prices YoY: 6.8%
• Active inventory: 36
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$341
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $454

Break-even live

Break-even rent $648

Max offer price $65,000

Occupancy floor 58%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 Antelope St Corpus Christi, TX	1.0	1.0	828	$815	$0.98	44d	1	0.24mi
3002 Antelope St Apt 112 Corpus Christi, TX	1.0	1.0	828	$825	$1.00	44d	1	0.25mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	13d	1	0.41mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,199	$1.40	13d	6	0.58mi
2726 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1300	$2,095	$1.61	44d	1	0.62mi
2706 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	44d	1	0.62mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	0.84mi
4505 Up River Rd Corpus Christi, TX	2.0	1.0	966	$1,450	$1.50	13d	1	1.00mi
206 Spruce St Corpus Christi, TX	1.0	1.0	835	$900	$1.08	13d	1	1.08mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	44d	1	1.35mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	1.45mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 28 DOM
2. 2026-06-17
   days on market $65,000 Active 27 DOM
3. 2026-06-16
   days on market $65,000 Active 26 DOM
4. 2026-06-15
   days on market $65,000 Active 25 DOM
5. 2026-06-14
   days on market $65,000 Active 23 DOM
6. 2026-06-10
   days on market $65,000 Active 20 DOM
7. 2026-06-09
   days on market $65,000 Active 19 DOM
8. 2026-06-09
   price $65,000 Active 18 DOM
9. 2026-06-08
   days on market $72,000 Active 18 DOM
10. 2026-06-07
    days on market $72,000 Active 17 DOM
11. 2026-06-05
    pricedays on market $72,000 Active 14 DOM
12. 2026-06-03
    days on market $75,000 Active 13 DOM
13. 2026-06-02
    days on market $75,000 Active 12 DOM
14. 2026-06-01
    days on market $75,000 Active 11 DOM
15. 2026-05-31
    days on market $75,000 Active 10 DOM
16. 2026-05-30
    days on market $75,000 Active 9 DOM
17. 2026-05-21
    listed $75,000 Active
18. 2023-06-06
    soldstatus
19. 1992-01-30
    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: $1,724 · $144/mo
• Projected year-2 tax: $1,724 · $144/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $14,666
• − Mortgage interest: −$3,641
• − Property taxes: −$1,724
• − Insurance: −$325
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$1,891
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,310/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
• City population: 296,836
• Population (ZIP): 9,631

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 39% White 8% Black 7%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 53% Vietnamese 1%

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: ▲ 8.49%
• Current HPI: 132.544
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-05-21 Listed $75,000 CBMLS
• 2023-06-06 Sold (Public Records) — Public Records
• 1992-01-30 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,724 · +12.0% YoY. Source: county tax records.