125 N Bluntzer St · Corpus Christi, TX 78408

$35,000

1 bd · 1.0 ba · 894 sqft · SingleFamily public records · 14 Days on market

Built 1955 3,751 sqft lot $39/sqft · 41% below area Est $59k · 41% under ↓ 12% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• 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

Modest home at an affordable price! Situated on a large lot on a quiet street where people look out for one another. Stop paying rent and invest in yourself today! Fix it up and make it yours.

Key facts

• 3,751 sq ft lot
• Built 1955
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $35k).
• Cap rate 24.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $3k of equity ($242 loan paydown + $3k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1955 — 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: 2.85% ✓
• Cap rate: 24.18%
• Cash-on-cash: 63.87%
• DSCR: 3.84
• GRM: 2.9

CMA / ARV

• ARV (median comp): $59,447
• List price: $35,000
• Delta: -41.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2906 Marguerite St	0.29mi	2/1.0 (+1)	917 (+3%)	20mo	$159,900	$174	60
2613 Mary St	0.26mi	2/1.0 (+1)	992 (+11%)	6mo	$60,000	$60	60
710 16th St	0.62mi	1/1.0	864 (-3%)	11mo	$35,000	$41	56
2008 Craig St	0.74mi	2/1.0 (+1)	854 (-4%)	9mo	$100,000	$117	46
2007 Howard St	0.47mi	2/1.0 (+1)	791 (-12%)	23mo	$19,000	$24	34
1205 Hibiscus St	0.69mi	2/1.0 (+1)	800 (-10%)	15mo	$25,000	$31	33

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: 74.1%
• Equity multiple: 5.98×
• Total profit: $48,767
• Equity at exit: $27,760

10-year hold

• IRR: 69.2%
• Equity multiple: 12.93×
• Total profit: $116,952
• Equity at exit: $56,259

Cash invested: $9,800 (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 78408

• Home prices YoY: 6.8%
• Active inventory: 36
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$184
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $522

Break-even live

Break-even rent $338

Max offer price $35,000

Occupancy floor 43%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Spruce St Corpus Christi, TX	1.0	1.0	835	$900	$1.08	13d	1	0.45mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$713	$1.67	43d	3	0.49mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	43d	1	0.53mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	21d	1	0.56mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$799	$1.12	13d	6	0.61mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	13d	1	0.63mi
3002 Antelope St Unit 328 Corpus Christi, TX	1.0	1.0	628	$675	$1.07	43d	1	0.67mi
3002 Antelope St Apt 112 Corpus Christi, TX	1.0	1.0	828	$825	$1.00	43d	1	0.67mi
3002 Antelope St Corpus Christi, TX	1.0	1.0	828	$815	$0.98	43d	1	0.67mi
116 Lowell St Corpus Christi, TX	2.0	1.0	628	$995	$1.58	21d	1	0.70mi
1603 Caldwell St Corpus Christi, TX	2.0	1.0	628	$995	$1.58	21d	1	0.74mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.89mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	43d	1	0.93mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	0.94mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	43d	1	0.94mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	1.12mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$974	$1.14	13d	6	1.14mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	43d	1	1.16mi
613 6th St Corpus Christi, TX	1.0	1.0	650	$850	$1.31	43d	1	1.18mi
901 Furman Ave Unit F Corpus Christi, TX	1.0	1.0	560	$700	$1.25	43d	1	1.22mi
901 Furman Ave Unit B Corpus Christi, TX	1.0	1.0	659	$750	$1.14	21d	1	1.22mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	43d	1	1.23mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	43d	1	1.24mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	43d	1	1.24mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	43d	1	1.24mi
826 Hancock Ave Unit 3 Corpus Christi, TX	1.0	1.0	700	$800	$1.14	21d	1	1.25mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	1.25mi
826 Hancock Ave Unit 1 Corpus Christi, TX	1.0	1.0	700	$850	$1.21	21d	1	1.25mi
725 S Carancahua St Corpus Christi, TX	1.0	1.0	563	$793	$1.41	21d	2	1.33mi
725 Villa Dr Unit 7 Corpus Christi, TX	2.0	1.0	628	$649	$1.03	43d	1	1.34mi
725 Villa Dr Corpus Christi, TX	2.0	1.0	650	$649	$1.00	13d	1	1.37mi
715 S Upper Broadway St Corpus Christi, TX	1.0	1.0–1.5	772	$1,650	$2.14	21d	2	1.40mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	1.40mi
715 S Upper Broadway #903 Corpus Christi, TX	1.0	1.5	892	$1,700	$1.91	43d	1	1.40mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	13d	1	1.42mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,260	$1.45	13d	68	1.42mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	13d	1	1.42mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$1,515	$1.65	13d	10	1.44mi
522 Hancock Ave Unit 2-238 Corpus Christi, TX	1.0	1.0	784	$1,365	$1.74	13d	1	1.44mi
823 S Water St Unit 1A Corpus Christi, TX	1.0	1.5	818	$1,550	$1.89	43d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $35,000 Active 14 DOM
2. 2026-06-17
   days on market $35,000 Active 13 DOM
3. 2026-06-16
   days on market $35,000 Active 12 DOM
4. 2026-06-15
   days on market $35,000 Active 11 DOM
5. 2026-06-14
   days on market $35,000 Active 9 DOM
6. 2026-06-10
   days on market $35,000 Active 6 DOM
7. 2026-06-09
   days on market $35,000 Active 5 DOM
8. 2026-06-08
   days on market $35,000 Active 4 DOM
9. 2026-06-07
   days on market $35,000 Active 3 DOM
10. 2026-06-05
    days on marketlisting id $35,000 Active 1 DOM
11. 2026-05-31
    days on market $35,000 Active 188 DOM
12. 2026-05-30
    days on market $35,000 Active 187 DOM
13. 2026-03-18
    price $35,000 194-char remark

    Show marketing remark (194 chars)

    Modest home at an affordable price! Situated on a large lot on a quiet street where people look out for one another. Stop paying rent and invest in yourself today! Fix it up and make it yours.

14. 2025-11-24
    listed $40,000 Active 194-char remark

    Show marketing remark (194 chars)

    Modest home at an affordable price! Situated on a large lot on a quiet street where people look out for one another. Stop paying rent and invest in yourself today! Fix it up and make it yours.

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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 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 · 24 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: $11,980
• − Mortgage interest: −$1,961
• − Property taxes: −$828
• − Insurance: −$175
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,018
• Taxable income: $6,082
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $4,799/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

-12.5% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $35,000 CBMLS
• 2025-11-24 Listed $40,000 CBMLS

Property tax history

-0.3%/yr

Latest (2025): $828 · +8.5% YoY. Source: county tax records.