3520 Lou St · Corpus Christi, TX 78405

$210,000

6 bd · 4.0 ba · 1,797 sqft · SingleFamily public records · 212 Days on market

Built 1950 7,501 sqft lot $117/sqft · 50% below area

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• 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
• 1% rule +1.9/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Three free standing efficiency apartments with kitchenettes equipped with appliances & convenient parking as well as backyard. Each unit with split air conditioning systems. Fourth property has three bedrooms and two split systems with plenty of space. All properties show well. Total rent from all units currently is $2900/mo These properties are easy to rent and invite long term tenants This is and can be a perfect little property to begin your real estate portfolio. These are ready to rent and are a good opportunity for a enterprising investor.

Key facts

• Off street parking
• Backyard
• 4 parking spots

Tags

• OFF STREET PARKING
• BACKYARD
• SPLIT AIR CONDITIONING SYSTEMS

🏷️ Possibly a rental listed for sale. The $210,000 price doesn't fit this home's estimated sale value (~$422,683) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (30.6% below list).
• Recommended offer: $146k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, 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 212 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $145,746 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 12.0

CMA / ARV

• ARV (median comp): $422,683
• List price: $210,000
• Delta: -50.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Vera Cruz St	0.46mi	5/2.0 (-1)	1,762 (-2%)	2mo	$175,000	$99	60
2911 Highland Ave	0.55mi	5/1.0 (-1)	1,560 (-13%)	15mo	$89,999	$58	23

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: -3.1%
• Equity multiple: 0.84×
• Total profit: $-9,550
• Equity at exit: $76,325

10-year hold

• IRR: 1.8%
• Equity multiple: 1.23×
• Total profit: $13,643
• Equity at exit: $105,114

Cash invested: $58,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$243 /mo · $2,913/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-280

Break-even live

Break-even rent $1,812

Max offer price $160,510

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-221	+0% $-280	+5% $-340	+10% $-399
Rent	-10% $-395	-5% $-338	+0% $-280	+5% $-223	+10% $-165
Rate	-1.0pp $-174	-0.5pp $-227	base $-280	+0.5pp $-335	+1.0pp $-390

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $210,000 Active 212 DOM
2. 2026-06-18
   days on market $210,000 Active 209 DOM
3. 2026-06-17
   days on market $210,000 Active 208 DOM
4. 2026-06-16
   days on market $210,000 Active 207 DOM
5. 2026-06-15
   days on market $210,000 Active 206 DOM
6. 2026-06-14
   days on market $210,000 Active 204 DOM
7. 2026-06-10
   days on market $210,000 Active 201 DOM
8. 2026-06-09
   days on market $210,000 Active 200 DOM
9. 2026-06-08
   days on market $210,000 Active 199 DOM
10. 2026-06-07
    days on market $210,000 Active 198 DOM
11. 2026-06-05
    days on market $210,000 Active 195 DOM
12. 2026-06-03
    days on market $210,000 Active 194 DOM
13. 2026-06-02
    days on market $210,000 Active 193 DOM
14. 2026-06-01
    days on market $210,000 Active 192 DOM
15. 2026-05-31
    days on market $210,000 Active 191 DOM
16. 2026-05-30
    days on market $210,000 Active 190 DOM
17. 2026-02-03
    price $210,000 562-char remark

    Show marketing remark (562 chars)

    Three free standing efficiency apartments with kitchenettes equipped with appliances & convenient parking as well as backyard. Each unit with split air conditioning systems. Fourth property has three bedrooms and two split systems with plenty of space. All properties show well. Total rent from all units currently is $2900/mo These properties are easy to rent and invite long term tenants This is and can be a perfect little property to begin your real estate portfolio. These are ready to rent and are a good opportunity for a enterprising investor.

18. 2025-11-14
    listed $220,000 Active 562-char remark

    Show marketing remark (562 chars)

    Three free standing efficiency apartments with kitchenettes equipped with appliances & convenient parking as well as backyard. Each unit with split air conditioning systems. Fourth property has three bedrooms and two split systems with plenty of space. All properties show well. Total rent from all units currently is $2900/mo These properties are easy to rent and invite long term tenants This is and can be a perfect little property to begin your real estate portfolio. These are ready to rent and are a good opportunity for a enterprising investor.

19. 2024-04-02
    listed $210,000 Active
20. 2023-10-19
    price $210,000
21. 2023-08-05
    listed $279,900 Active
22. 2022-11-05
    historical
23. 2022-11-03
    soldstatus Closed
24. 2022-11-03
    soldstatus
25. 2022-10-31
    status Pending
26. 2022-10-31
    status Active
27. 2022-09-15
    historical
28. 2022-08-20
    price $95,000
29. 2022-08-15
    price $120,000
30. 2022-07-26
    price $135,000
31. 2022-07-08
    listed $150,000 Active
32. 2021-08-30
    soldstatus
33. 2012-07-02
    soldstatus
34. 1999-08-04
    listed $39,900
35. 1997-05-01
    soldstatus
36. 1997-02-06
    listed $49,000

ⓘ 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: $2,913 · $243/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$930/yr (+$77/mo · 31.9%)

ⓘ 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: $17,490
• − Mortgage interest: −$11,763
• − Property taxes: −$2,913
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$6,109
• Taxable loss: −$7,145
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-1,647/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

+328.6% since first listed

20 events — show timeline

• 2026-02-03 Price Changed $210,000 CBMLS
• 2025-11-14 Listed $220,000 CBMLS
• 2024-04-02 Listed $210,000 CBMLS
• 2023-10-19 Price Changed $210,000 CBMLS
• 2023-08-05 Listed $279,900 CBMLS
• 2022-11-05 Delisted — CBMLS
• 2022-11-03 Sold (Public Records) — Public Records
• 2022-11-03 Sold (MLS) — CBMLS
• 2022-10-31 Pending — CBMLS
• 2022-10-31 Relisted — CBMLS
• 2022-09-15 Delisted — CBMLS
• 2022-08-20 Price Changed $95,000 CBMLS
• 2022-08-15 Price Changed $120,000 CBMLS
• 2022-07-26 Price Changed $135,000 CBMLS
• 2022-07-08 Listed $150,000 CBMLS
• 2021-08-30 Sold (Public Records) — Public Records
• 2012-07-02 Sold (Public Records) — Public Records
• 1999-08-04 Listed $39,900 CBMLS
• 1997-05-01 Sold (MLS) — CBMLS
• 1997-02-06 Listed $49,000 CBMLS

Property tax history

+13.5%/yr

Latest (2025): $2,913 · +5.5% YoY. Source: county tax records.