810 11th St · Corpus Christi, TX 78404

$109,900

3 bd · 1.0 ba · 1,056 sqft · MultiFamily public records · 93 Days on market

Built 1970 4,217 sqft lot $104/sqft · at area comps Est $106k · at est.

---

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 +5.7/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Adorable 3 bedroom 1 bathroom home move in ready waiting for you to call home! Vinyl flooring throughout, new windows, and much more! Come view today!

Key facts

• 4,217 sq ft lot
• Built 1970
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.7% 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: Rents rising (+1.9%/yr); 141 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $2,993/mo this rent would consume 59% of the median local household income ($61k/yr) (locally 596% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $110k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.72% ✓
• Cap rate: 23.67%
• Cash-on-cash: 62.07%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (median comp): $105,597
• List price: $109,900
• Delta: 4.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 59.7%
• Equity multiple: 3.61×
• Total profit: $80,255
• Equity at exit: $16,386

10-year hold

• IRR: 64.0%
• Equity multiple: 7.08×
• Total profit: $187,141
• Equity at exit: $9,502

Cash invested: $30,772 (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: 141
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,993 high
• Mortgage (P&I): −$576
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $1,592

Break-even live

Break-even rent $978

Max offer price $109,900

Occupancy floor 42%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,994
Total (2 units)			$2,993

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	43d	1	0.31mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	21d	1	0.32mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	13d	1	0.36mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	43d	1	0.39mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	43d	1	0.46mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	0.46mi
110 Josephine St Corpus Christi, TX	3.0	2.0	1050	$2,000	$1.90	43d	1	0.51mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	13d	68	0.53mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	13d	10	0.53mi
522 Hancock Ave Unit 1-319 Corpus Christi, TX	2.0	2.0	1133	$1,625	$1.43	21d	1	0.53mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	13d	1	0.53mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	13d	1	0.56mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	13d	1	0.59mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	43d	1	0.78mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	0.82mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	0.84mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	0.85mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	0.88mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	0.89mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.95mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	1.03mi
317 Peoples St Corpus Christi, TX	2.0	1.0–2.0	768	$1,850	$2.41	13d	1	1.12mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.34mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	43d	1	1.40mi
330 Texas Ave Corpus Christi, TX	2.0	1.0	806	$1,300	$1.61	43d	1	1.42mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	43d	1	1.44mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 93 DOM
2. 2026-06-17
   days on market $109,900 Active 92 DOM
3. 2026-06-16
   days on market $109,900 Active 91 DOM
4. 2026-06-15
   days on market $109,900 Active 90 DOM
5. 2026-06-14
   days on market $109,900 Active 88 DOM
6. 2026-06-10
   days on market $109,900 Active 85 DOM
7. 2026-06-09
   days on market $109,900 Active 84 DOM
8. 2026-06-08
   days on market $109,900 Active 83 DOM
9. 2026-06-07
   days on market $109,900 Active 82 DOM
10. 2026-06-05
    days on market $109,900 Active 79 DOM
11. 2026-06-03
    days on market $109,900 Active 78 DOM
12. 2026-06-02
    days on market $109,900 Active 77 DOM
13. 2026-06-01
    days on market $109,900 Active 76 DOM
14. 2026-05-31
    days on market $109,900 Active 75 DOM
15. 2026-05-30
    days on market $109,900 Active 74 DOM
16. 2026-04-14
    price $109,900 150-char remark

    Show marketing remark (150 chars)

    Adorable 3 bedroom 1 bathroom home move in ready waiting for you to call home! Vinyl flooring throughout, new windows, and much more! Come view today!

17. 2026-04-09
    price $119,900 150-char remark

    Show marketing remark (150 chars)

    Adorable 3 bedroom 1 bathroom home move in ready waiting for you to call home! Vinyl flooring throughout, new windows, and much more! Come view today!

18. 2026-03-16
    listed $124,900 Active 150-char remark

    Show marketing remark (150 chars)

    Adorable 3 bedroom 1 bathroom home move in ready waiting for you to call home! Vinyl flooring throughout, new windows, and much more! Come view today!

19. 2024-04-24
    price $140,000
20. 2024-03-08
    price $150,000
21. 2024-01-25
    listed $155,000 Active
22. 2022-03-02
    soldstatus
23. 2019-07-19
    soldstatus
24. 2019-06-04
    soldstatus
25. 2019-03-18
    soldstatus $28,000

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$203/yr (+$17/mo · 11.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $35,916
• − Mortgage interest: −$6,156
• − Property taxes: −$1,808
• − Insurance: −$550
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$3,197
• Taxable income: $18,459
• Est. tax owed @ 24.0%: −$4,430
• After-tax cash flow: $14,670/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

+292.5% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $109,900 CBMLS
• 2026-04-09 Price Changed $119,900 CBMLS
• 2026-03-16 Listed $124,900 CBMLS
• 2024-04-24 Price Changed $140,000 CBMLS
• 2024-03-08 Price Changed $150,000 CBMLS
• 2024-01-25 Listed $155,000 CBMLS
• 2022-03-02 Sold (Public Records) — Public Records
• 2019-07-19 Sold (Public Records) — Public Records
• 2019-06-04 Sold (Public Records) — Public Records
• 2019-03-18 Sold (Public Records) $28,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,808 · +0.3% YoY. Source: county tax records.