2821 Nogales St · Corpus Christi, TX 78405

$55,000

3 bd · 2.0 ba · 954 sqft · SingleFamily public records · 42 Days on market

Built 1947 4,008 sqft lot $58/sqft · 57% below area

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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 +7.5/15.0
• 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

Listing remarks MLS

Great investment property! 2bed/1 bath/ 2 living areas.

Key facts

• 4,008 sq ft lot
• Built 1947
• Listed 42 days

Property features AI

Finance

• Other: Lot size approximately 0.09 acres
• Financial info: No financial details provided
• HOA & community: Short-term rentals allowed

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Public water available; Public sewer available
• Home design: Single-story home; Entry level not specified; Facing direction not specified; Single-story (total 1)
• Construction: Wood siding exterior; Shingle roof; Pillar/post/pier foundation; Built year not specified
• Exterior features: Chain link fencing; No additional exterior features listed

Interior

• Kitchen: No kitchen appliances or features listed
• Bedrooms: No bedroom details provided
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling information provided
• Interior features: No notable interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 36% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $781 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 1947 — 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.58%
• DSCR: 2.72
• GRM: 4.0

CMA / ARV

• ARV (median comp): $127,880
• List price: $55,000
• Delta: -56.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3306 Elgin St	0.21mi	3/1.0	901 (-6%)	4mo	$133,500	$148	74
2530 Dunbar St	0.41mi	3/2.0	992 (+4%)	2mo	$79,900	$81	72
3037 Macarthur St	0.42mi	2/1.0 (-1)	960 (+1%)	0mo	$50,000	$52	70
2639 Soledad St	0.23mi	3/1.0	952 (-0%)	20mo	$76,000	$80	68
3033 Elgin St	0.18mi	3/1.0	1,058 (+11%)	5mo	$149,900	$142	65
3650 Braniff St	0.51mi	3/1.0	986 (+3%)	2mo	$69,900	$71	65
2921 Sabinas St	0.29mi	2/1.0 (-1)	1,044 (+9%)	2mo	$69,999	$67	60
2225 Presa St	0.51mi	2/1.0 (-1)	924 (-3%)	8mo	$53,500	$58	55
2742 Guadalupe	0.09mi	2/1.0 (-1)	867 (-9%)	20mo	$135,000	$156	54
2838 Greenwood Dr	0.43mi	2/2.0 (-1)	1,058 (+11%)	3mo	$158,000	$149	54
3073 Reyna St	0.63mi	3/2.0	1,036 (+9%)	8mo	$110,000	$106	49
2745 Ada St	0.24mi	3/1.0	1,097 (+15%)	16mo	$149,000	$136	46

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: 41.8%
• Equity multiple: 3.19×
• Total profit: $33,741
• Equity at exit: $19,990

10-year hold

• IRR: 43.3%
• Equity multiple: 6.32×
• Total profit: $81,887
• Equity at exit: $27,530

Cash invested: $15,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$288
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $495

Break-even live

Break-even rent $517

Max offer price $55,000

Occupancy floor 52%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	43d	1	0.13mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	13d	1	0.81mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	0.89mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	1.04mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	43d	1	1.05mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	43d	1	1.11mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	43d	1	1.16mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	1.19mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	13d	1	1.20mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$828	$1.93	43d	3	1.27mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	1.30mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	43d	1	1.33mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	13d	1	1.33mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	13d	2	1.36mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	21d	1	1.41mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.46mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	43d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $55,000 Active 42 DOM
2. 2026-06-17
   days on market $55,000 Active 41 DOM
3. 2026-06-16
   days on market $55,000 Active 40 DOM
4. 2026-06-15
   days on market $55,000 Active 39 DOM
5. 2026-06-14
   days on market $55,000 Active 37 DOM
6. 2026-06-10
   days on market $55,000 Active 34 DOM
7. 2026-06-09
   days on market $55,000 Active 33 DOM
8. 2026-06-08
   days on market $55,000 Active 32 DOM
9. 2026-06-07
   days on market $55,000 Active 31 DOM
10. 2026-06-05
    days on market $55,000 Active 28 DOM
11. 2026-06-03
    days on market $55,000 Active 27 DOM
12. 2026-06-02
    days on market $55,000 Active 26 DOM
13. 2026-06-01
    days on market $55,000 Active 25 DOM
14. 2026-05-31
    days on market $55,000 Active 24 DOM
15. 2026-05-30
    days on market $55,000 Active 23 DOM
16. 2026-05-06
    listed $55,000 Active 402-char remark
17. 2026-03-08
    price $62,500
18. 2026-01-31
    listed $65,000 Active
19. 2026-01-26
    historical
20. 2026-01-12
    price $65,000
21. 2025-11-08
    listed $75,000 Active
22. 2022-05-24
    historical

    Show marketing remark (55 chars)

    Great investment property! 2bed/1 bath/ 2 living areas.

23. 2022-05-23
    soldstatus
24. 2022-05-20
    soldstatus Closed

    Show marketing remark (55 chars)

    Great investment property! 2bed/1 bath/ 2 living areas.

25. 2022-05-06
    status Pending

    Show marketing remark (55 chars)

    Great investment property! 2bed/1 bath/ 2 living areas.

26. 2022-04-28
    historical Active Under Contract

    Show marketing remark (55 chars)

    Great investment property! 2bed/1 bath/ 2 living areas.

27. 2022-04-21
    listed $50,000 Active

    Show marketing remark (55 chars)

    Great investment property! 2bed/1 bath/ 2 living areas.

28. 2021-12-16
    soldstatus

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,161 · $97/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 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: $13,720
• − Mortgage interest: −$3,081
• − Property taxes: −$1,161
• − Insurance: −$275
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$1,600
• Taxable income: $5,408
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $4,644/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

13 events — show timeline

• 2026-05-06 Listed $55,000 CBMLS
• 2026-03-08 Price Changed $62,500 CBMLS
• 2026-01-31 Listed $65,000 CBMLS
• 2026-01-26 Delisted — CBMLS
• 2026-01-12 Price Changed $65,000 CBMLS
• 2025-11-08 Listed $75,000 CBMLS
• 2022-05-24 Delisted — CBMLS
• 2022-05-23 Sold (Public Records) — Public Records
• 2022-05-20 Sold (MLS) — CBMLS
• 2022-05-06 Pending — CBMLS
• 2022-04-28 Contingent — CBMLS
• 2022-04-21 Listed $50,000 CBMLS
• 2021-12-16 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,161 · -41.1% YoY. Source: county tax records.