1217 17th St · Corpus Christi, TX 78405

$30,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 69 Days on market

Built 1928 6,263 sqft lot $17/sqft · 81% below area ↓ 10% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

MOTIVATED Seller!!! Investor Special at 1217 17th Street! This property presents a unique opportunity for those looking to restore or rebuild. The home is being sold for the lot value, offering a blank canvas for renovation or redevelopment. Situated on a generously sized lot in a convenient Corpus Christi location, the property still holds strong potential for the right buyer with vision. Whether you're an investor, contractor, or buyer looking for a project, this could be your next opportunity to add value. Close to downtown, shopping, dining, and coastal attractions, the location adds to the appeal of this property’s future possibilities. Bring your ideas and creativity—1217 17th Street is ready for transformation!

Key facts

• 6,263 sq ft lot
• Built 1928
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 46.3% 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.
• Market conditions: 74 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $1,528/mo this rent would consume 48% of the median local household income ($38k/yr) (locally 867% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 69 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $30k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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?
7. 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.
8. 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.
9. 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: 5.09% ✓
• Cap rate: 46.28%
• Cash-on-cash: 142.81%
• DSCR: 7.35
• GRM: 1.6

CMA / ARV

• ARV (median comp): $159,460
• List price: $30,000
• Delta: -81.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2418 Cleo St	0.42mi	2/1.0 (-1)	1,847 (+4%)	9mo	$142,900	$77	57
2414 Riggan St	0.41mi	4/2.0 (+1)	1,783 (+1%)	22mo	$229,000	$128	57
3301 Willies Landing Dr	0.67mi	3/2.5	1,700 (-4%)	4mo	$321,757	$189	57
3321 Willies Landing Dr	0.67mi	3/2.5	1,700 (-4%)	7mo	$305,642	$180	54
2446 Prescott St	0.46mi	4/2.0 (+1)	1,880 (+6%)	13mo	$64,900	$35	52
3325 Willies Landing Dr	0.67mi	3/2.5	1,700 (-4%)	11mo	$295,650	$174	51
1437 14th St	0.32mi	3/1.0	1,525 (-14%)	9mo	$175,999	$115	50
2617 David St	0.55mi	3/2.0	1,529 (-14%)	6mo	$100,000	$65	46
3309 Willies Landing Dr	0.67mi	4/2.0 (+1)	1,568 (-12%)	13mo	$285,495	$182	34
3329 Willies Landing Dr	0.67mi	4/2.0 (+1)	1,568 (-12%)	13mo	$284,495	$181	34
1630 16th St	0.59mi	4/2.5 (+1)	1,602 (-10%)	22mo	$209,000	$130	31

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: 8.72×
• Total profit: $64,875
• Equity at exit: $10,904

10-year hold

• IRR: —
• Equity multiple: 18.26×
• Total profit: $144,984
• 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: 74
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $1,000

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 30%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 14th St Corpus Christi, TX	4.0	1.5	1520	$1,300	$0.86	43d	1	0.25mi
1539 10th St Unit 1 Corpus Christi, TX	2.0	1.0	1944	$1,225	$0.63	43d	1	0.56mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	43d	1	0.59mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	43d	1	0.63mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	13d	1	0.83mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	43d	1	0.86mi
426 Palmero St Corpus Christi, TX	3.0	2.0	1720	$1,350	$0.78	43d	1	0.86mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	0.88mi
1117 Ocean Dr Unit B Corpus Christi, TX	2.0	1.0	1543	$3,000	$1.94	43d	1	1.02mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	13d	68	1.02mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	13d	1	1.04mi
417 Southern St Corpus Christi, TX	4.0	2.5	2028	$2,350	$1.16	43d	1	1.24mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	21d	1	1.28mi

Listing history 39 events

1. 2026-06-18
   days on market $30,000 Active 69 DOM
2. 2026-06-17
   days on market $30,000 Active 68 DOM
3. 2026-06-16
   days on market $30,000 Active 67 DOM
4. 2026-06-15
   days on market $30,000 Active 66 DOM
5. 2026-06-14
   days on market $30,000 Active 64 DOM
6. 2026-06-10
   days on market $30,000 Active 61 DOM
7. 2026-06-09
   days on market $30,000 Active 60 DOM
8. 2026-06-08
   days on market $30,000 Active 59 DOM
9. 2026-06-07
   days on market $30,000 Active 58 DOM
10. 2026-06-05
    days on market $30,000 Active 55 DOM
11. 2026-06-03
    days on market $30,000 Active 54 DOM
12. 2026-06-02
    days on market $30,000 Active 53 DOM
13. 2026-06-01
    days on market $30,000 Active 52 DOM
14. 2026-05-31
    days on market $30,000 Active 51 DOM
15. 2026-05-30
    days on market $30,000 Active 50 DOM
16. 2026-05-14
    price $36,900 750-char remark

    Show marketing remark (750 chars)

    MOTIVATED Seller!!! Investor Special at 1217 17th Street! This property presents a unique opportunity for those looking to restore or rebuild. The home is being sold for the lot value, offering a blank canvas for renovation or redevelopment. Situated on a generously sized lot in a convenient Corpus Christi location, the property still holds strong potential for the right buyer with vision. Whether you're an investor, contractor, or buyer looking for a project, this could be your next opportunity to add value. Close to downtown, shopping, dining, and coastal attractions, the location adds to the appeal of this property’s future possibilities. Bring your ideas and creativity—1217 17th Street is ready for transformation!

17. 2026-04-30
    price $49,900 750-char remark

    Show marketing remark (750 chars)

    MOTIVATED Seller!!! Investor Special at 1217 17th Street! This property presents a unique opportunity for those looking to restore or rebuild. The home is being sold for the lot value, offering a blank canvas for renovation or redevelopment. Situated on a generously sized lot in a convenient Corpus Christi location, the property still holds strong potential for the right buyer with vision. Whether you're an investor, contractor, or buyer looking for a project, this could be your next opportunity to add value. Close to downtown, shopping, dining, and coastal attractions, the location adds to the appeal of this property’s future possibilities. Bring your ideas and creativity—1217 17th Street is ready for transformation!

18. 2026-04-10
    listed $59,900 Active 750-char remark

    Show marketing remark (750 chars)

    MOTIVATED Seller!!! Investor Special at 1217 17th Street! This property presents a unique opportunity for those looking to restore or rebuild. The home is being sold for the lot value, offering a blank canvas for renovation or redevelopment. Situated on a generously sized lot in a convenient Corpus Christi location, the property still holds strong potential for the right buyer with vision. Whether you're an investor, contractor, or buyer looking for a project, this could be your next opportunity to add value. Close to downtown, shopping, dining, and coastal attractions, the location adds to the appeal of this property’s future possibilities. Bring your ideas and creativity—1217 17th Street is ready for transformation!

19. 2025-06-27
    soldstatus Closed 359-char remark

    Show marketing remark (359 chars)

    1217 17th St, Corpus Christi, TX 78405 is FOR SALE $99,950 "AS IS" Conveniently located near the freeway, this property offers easy access to transportation routes, making commuting a breeze. This property will require remodel/ renovation. 1,772 square feet house on a 6,264 square foot lot. Contact listing agents directly and make your best offer.

20. 2025-06-24
    soldstatus
21. 2025-06-04
    status Pending 359-char remark

    Show marketing remark (359 chars)

    1217 17th St, Corpus Christi, TX 78405 is FOR SALE $99,950 "AS IS" Conveniently located near the freeway, this property offers easy access to transportation routes, making commuting a breeze. This property will require remodel/ renovation. 1,772 square feet house on a 6,264 square foot lot. Contact listing agents directly and make your best offer.

22. 2025-06-01
    listed $99,950 Active 359-char remark

    Show marketing remark (359 chars)

    1217 17th St, Corpus Christi, TX 78405 is FOR SALE $99,950 "AS IS" Conveniently located near the freeway, this property offers easy access to transportation routes, making commuting a breeze. This property will require remodel/ renovation. 1,772 square feet house on a 6,264 square foot lot. Contact listing agents directly and make your best offer.

23. 2025-03-09
    listed $99,950 Active
24. 2025-03-01
    historical
25. 2024-08-09
    listed $105,000 Active
26. 2024-03-01
    price $119,950
27. 2023-12-04
    listed $120,000 Active
28. 2018-04-05
    historical
29. 2018-03-30
    status Pending
30. 2016-09-29
    price $45,000
31. 2016-09-08
    price $55,000
32. 2016-09-08
    listed $57,000 Active
33. 2016-05-01
    historical
34. 2015-07-15
    listed $55,000 Active
35. 2005-12-01
    listed $46,000
36. 2005-10-27
    soldstatus
37. 2003-09-18
    soldstatus $33,000
38. 2001-07-11
    listed $35,000
39. 2000-02-14
    listed $41,000

ⓘ 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 · 27 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: $18,334
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$873
• Taxable income: $12,247
• Est. tax owed @ 24.0%: −$2,939
• After-tax cash flow: $9,057/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

-10.0% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $36,900 HARMLS
• 2026-04-30 Price Changed $49,900 HARMLS
• 2026-04-10 Listed $59,900 HARMLS
• 2025-06-27 Sold (MLS) — CBMLS
• 2025-06-24 Sold (Public Records) — Public Records
• 2025-06-04 Pending — CBMLS
• 2025-06-01 Listed $99,950 CBMLS
• 2025-03-09 Listed $99,950 CBMLS
• 2025-03-01 Delisted — CBMLS
• 2024-08-09 Listed $105,000 CBMLS
• 2024-03-01 Price Changed $119,950 CBMLS
• 2023-12-04 Listed $120,000 CBMLS
• 2018-04-05 Delisted — CBMLS
• 2018-03-30 Pending — CBMLS
• 2016-09-29 Price Changed $45,000 CBMLS
• 2016-09-08 Price Changed $55,000 CBMLS
• 2016-09-08 Listed $57,000 CBMLS
• 2016-05-01 Delisted — CBMLS
• 2015-07-15 Listed $55,000 CBMLS
• 2005-12-01 Listed $46,000 CBMLS
• 2005-10-27 Sold (Public Records) — Public Records
• 2003-09-18 Sold (Public Records) $33,000 Public Records
• 2001-07-11 Listed $35,000 CBMLS
• 2000-02-14 Listed $41,000 CBMLS

Property tax history

+5.2%/yr

Latest (2025): $1,895 · +12.0% YoY. Source: county tax records.