230 Shawnee St · Corpus Christi, TX 78405

$30,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 145 Days on market

Built 1939 7,000 sqft lot $26/sqft · 74% below area

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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
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment Special! This 3-bedroom, 1-bath home sits on a large lot and offers excellent potential for investors or handy buyers. With a functional layout and generous outdoor space, the property provides opportunities for renovation, expansion, or value-add improvements. The oversized lot allows room for additions, outdoor living, or future development (buyer to verify). Ideal for a fix-and-flip, rental, or adding to your portfolio. Bring your vision and unlock the potential of this property.

Key facts

• Room for additions
• Future development
• Large lot

Tags

• LARGE LOT
• GENEROUS OUTDOOR SPACE
• OPPORTUNITIES FOR RENOVATION
• ROOM FOR ADDITIONS
• FUTURE DEVELOPMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.3% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Roy Miller H S And Metro School of Design (math 24% / reading 32%, grade F, #1,170 of 1,632 statewide, top 72%, 1,538 students, 88% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 36% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $633 of equity ($207 loan paydown + $426 appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.83% ✓
• Cap rate: 34.30%
• Cash-on-cash: 100.03%
• DSCR: 5.45
• GRM: 2.2

CMA / ARV

• ARV (median comp): $117,389
• List price: $30,000
• Delta: -74.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3585 S Naylor	0.31mi	3/2.0	1,180 (+0%)	8mo	$90,000	$76	74
329 Cheyenne St	0.20mi	2/2.0 (-1)	1,224 (+4%)	3mo	$59,999	$49	72
314 Old Robstown	0.41mi	3/2.0	1,121 (-5%)	8mo	$162,500	$145	62
2824 Morris St	0.70mi	3/2.0	1,180 (+0%)	2mo	$67,500	$57	61
341 W Saxet Dr	0.72mi	2/1.0 (-1)	1,156 (-2%)	5mo	$142,500	$123	54
423 Fairview Dr	0.68mi	3/1.5	1,110 (-6%)	4mo	$120,000	$108	54
3709 S Saxet Dr	0.55mi	3/2.0	1,246 (+6%)	9mo	$134,900	$108	53
251 W Longview St	0.51mi	3/1.0	1,013 (-14%)	2mo	$59,000	$58	51
222 Westgate Dr	0.55mi	2/1.0 (-1)	1,067 (-9%)	4mo	$59,999	$56	51
2832 Highland Ave	0.69mi	3/2.0	1,263 (+7%)	9mo	$199,900	$158	44
2901 Mary St	0.65mi	3/2.0	1,000 (-15%)	5mo	$137,000	$137	37
3073 Reyna St	0.71mi	3/2.0	1,036 (-12%)	8mo	$110,000	$106	36

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.45×
• Total profit: $45,796
• Equity at exit: $10,904

10-year hold

• IRR: —
• Equity multiple: 13.36×
• Total profit: $103,785
• Equity at exit: $15,016

Cash invested: $8,400 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 77
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $700

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 34%

Sensitivity live

Price	-10% $721	-5% $711	+0% $700	+5% $690	+10% $679
Rent	-10% $609	-5% $655	+0% $700	+5% $746	+10% $791
Rate	-1.0pp $715	-0.5pp $708	base $700	+0.5pp $692	+1.0pp $684

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	15d	6	0.88mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	15d	1	0.93mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	23d	1	1.06mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,199	$1.40	15d	6	1.08mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	15d	1	1.12mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	23d	1	1.27mi
4505 Up River Rd Corpus Christi, TX	2.0	1.0	966	$1,450	$1.50	15d	1	1.37mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	45d	1	1.41mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	45d	1	1.42mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	23d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $30,000 Active 145 DOM
2. 2026-06-18
   days on market $30,000 Active 142 DOM
3. 2026-06-17
   days on market $30,000 Active 141 DOM
4. 2026-06-16
   days on market $30,000 Active 140 DOM
5. 2026-06-15
   days on market $30,000 Active 139 DOM
6. 2026-06-14
   days on market $30,000 Active 137 DOM
7. 2026-06-10
   days on market $30,000 Active 134 DOM
8. 2026-06-09
   days on market $30,000 Active 133 DOM
9. 2026-06-08
   days on market $30,000 Active 132 DOM
10. 2026-06-07
    days on market $30,000 Active 131 DOM
11. 2026-06-05
    pricedays on market $30,000 Active 128 DOM
12. 2026-06-03
    days on market $50,000 Active 127 DOM
13. 2026-06-02
    days on market $50,000 Active 126 DOM
14. 2026-06-01
    days on market $50,000 Active 125 DOM
15. 2026-05-31
    days on market $50,000 Active 124 DOM
16. 2026-05-30
    days on market $50,000 Active 123 DOM
17. 2026-01-17
    listed $50,000 Active 498-char remark

    Show marketing remark (498 chars)

    Investment Special! This 3-bedroom, 1-bath home sits on a large lot and offers excellent potential for investors or handy buyers. With a functional layout and generous outdoor space, the property provides opportunities for renovation, expansion, or value-add improvements. The oversized lot allows room for additions, outdoor living, or future development (buyer to verify). Ideal for a fix-and-flip, rental, or adding to your portfolio. Bring your vision and unlock the potential of this property.

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

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: $13,785
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$873
• Taxable income: $8,426
• Est. tax owed @ 24.0%: −$2,022
• After-tax cash flow: $6,380/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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• Rent YoY: —
• 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

• 2026-01-17 Listed $50,000 CBMLS

Property tax history

+17.2%/yr

Latest (2025): $2,756 · +2.7% YoY. Source: county tax records.