2822 Prescott St · Corpus Christi, TX 78404

$149,900

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 6 Days on market

Built 1949 6,107 sqft lot Est $174k · 14% under

---

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 +19.2/30.0
• ARV discount +13.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• 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

Welcome home to this inviting 3-bedroom, 2-bath residence in Corpus Christi, TX. Located just minutes from Del Mar College East Campus. This charming house boasts a spacious layout designed for both comfort and functionality. Step inside to discover a generous primary bedroom with a walk-in closet. The kitchen features a gas stove—ideal for home cooks—and a sleek stainless steel refrigerator. Perfect for preparing daily meals. The open living and dining areas create a warm atmosphere, perfect for quiet evenings at home. Outside, you’ll find a large backyard, offering ample space. Enjoy the proximity to local parks, schools, shopping, and dining—everything you need is

Key facts

• Proximity to schools
• Walk-in closet
• Large backyard

Tags

• WALK-IN CLOSET
• GAS STOVE
• STAINLESS STEEL REFRIGERATOR
• LARGE BACKYARD
• PROXIMITY TO LOCAL PARKS
• PROXIMITY TO SCHOOLS

Property features AI

Exterior

• Parking: Attached front-entry garage (1 covered space)
• Security: Owned security system; Monitored burglar alarm; Monitored security system; Smoke detectors
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Frame construction; Shingle roof; Pillar/post/pier foundation; Zoned RS
• Construction: Frame construction; Shingle roof; Pillar/Post/Pier foundation; Built as a single-story
• Exterior features: Chain link fencing; Subdivided lot; City street frontage; No additional exterior features listed

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Refrigerator; Range hood
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedroom floorplan; Carpet and linoleum flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.6% 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.
• 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); 146 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $149,900

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: 1.02% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $174,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1541 Clodah Dr	0.25mi	3/1.5	1,255 (+0%)	6mo	$178,000	$142	81
1522 Clodah Dr	0.30mi	2/1.5 (-1)	1,203 (-4%)	10mo	$128,200	$107	64
2822 Blake St	0.74mi	3/2.0	1,270 (+1%)	2mo	$210,000	$165	62
1652 16th St	0.68mi	4/2.0 (+1)	1,260 (+1%)	2mo	$170,000	$135	60
1742 17th St	0.68mi	3/2.0	1,264 (+1%)	12mo	$169,000	$134	57
2809 Tarlton St	0.74mi	3/2.0	1,268 (+1%)	9mo	$197,500	$156	56
2845 Elgin St	0.59mi	4/2.0 (+1)	1,296 (+4%)	11mo	$180,000	$139	53
2502 Lynch St	0.47mi	3/2.0	1,425 (+14%)	3mo	$235,000	$165	52
2030 18th St	0.72mi	3/2.0	1,296 (+4%)	12mo	$165,000	$127	51
2513 Terrace St	0.44mi	2/2.0 (-1)	1,094 (-13%)	3mo	$60,000	$55	51
2945 Carver Dr	0.74mi	3/2.0	1,380 (+10%)	10mo	$149,900	$109	40
3029 Sabinas St	0.72mi	3/2.5	1,437 (+15%)	5mo	$219,900	$153	35

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-15,657
• Equity at exit: $22,351

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-7,131
• Equity at exit: $12,961

Cash invested: $41,972 (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: 146
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$786
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $162

Break-even live

Break-even rent $1,331

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $247	-5% $205	+0% $162	+5% $120	+10% $77
Rent	-10% $41	-5% $101	+0% $162	+5% $223	+10% $283
Rate	-1.0pp $238	-0.5pp $200	base $162	+0.5pp $123	+1.0pp $84

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	14d	1	0.20mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	44d	1	0.30mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	0.37mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	0.44mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	22d	1	0.50mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	0.53mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	44d	1	0.76mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	0.79mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	22d	1	0.79mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	0.80mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	44d	1	0.90mi
1107 14th St Corpus Christi, TX	4.0	1.5	1520	$1,300	$0.86	44d	1	0.92mi
426 Palmero St Corpus Christi, TX	3.0	2.0	1720	$1,350	$0.78	44d	1	1.08mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	1.12mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	44d	1	1.14mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	14d	1	1.18mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	14d	1	1.21mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	22d	1	1.22mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	44d	1	1.26mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	44d	1	1.29mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	1.29mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	1.31mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	44d	1	1.32mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	22d	1	1.36mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	44d	1	1.38mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	14d	1	1.42mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	1.43mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	22d	1	1.49mi

Listing history 2 events

1. 2026-06-15
   statusdays on market $149,900 Pending 6 DOM
2. 2026-05-22
   listed $149,900 Active

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$310/yr (+$26/mo · 12.7%)

ⓘ 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: $18,432
• − Mortgage interest: −$8,397
• − Property taxes: −$2,433
• − Insurance: −$750
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,361
• Taxable loss: −$457
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,055/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

1 event — show timeline

• 2026-05-22 Listed $149,900 CBMLS

Property tax history

+5.0%/yr

Latest (2025): $2,433 · +12.0% YoY. Source: county tax records.