2910 Persimmon St · Corpus Christi, TX 78415

$265,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 7 Days on market

Built 1987 6,290 sqft lot Est $271k · at est.

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Why this score? — see what drove the F 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 +8.5/15.0
• Cash flow +6.1/30.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom 2 bath home with great curb appeal, over 2,000 square feet of living space, and a new roof May 2017. Garage conversion offers a large 2nd living room. The interior also features a wood burning fireplace and wet bar. The exterior features a covered back porch ready for entertaining.

Key facts

• Garage conversion
• Second living space
• 6,290 sq ft lot

Tags

• GARAGE CONVERSION
• SECOND LIVING SPACE
• GENEROUSLY SIZED BACKYARD
• MULTIPLE LIVING AREAS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Converted garage; Carport; Front entry parking; 2 total parking spaces; Has carport
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home
• Construction: Brick and HardiPlank exterior; Shingle roof; Slab foundation; Built with HardiPlank-type siding
• Exterior features: Covered patio; Patio; Wood fencing; Interior lot; All-weather road frontage; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Range hood
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Window treatments and coverings; Ceiling fans
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-489 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (32.9% below list).
• Recommended offer: $178k (32.9% below list) — sets the bar for 1% rule.

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 (+2.3%/yr); 434 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• This rent runs 39% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,831 (32.9% 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. 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. 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?
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: 0.67% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $270,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 River Bend Ct	0.15mi	3/2.0 (-1)	1,498 (-8%)	3mo	$235,000	$157	72
2622 Persimmon St	0.31mi	3/2.0 (-1)	1,712 (+5%)	2mo	$149,000	$87	71
3026 Dante Dr	0.28mi	3/2.0 (-1)	1,460 (-10%)	2mo	$260,000	$178	63
5809 Crest Cir	0.54mi	3/2.0 (-1)	1,691 (+4%)	3mo	$240,000	$142	62
6205 Manresa St	0.42mi	3/2.0 (-1)	1,503 (-8%)	2mo	$269,999	$180	61
3141 Sylvan Crest Dr	0.47mi	3/2.5 (-1)	1,496 (-8%)	3mo	$225,000	$150	55
3013 Santa Sofia St	0.60mi	4/2.0	1,441 (-12%)	1mo	$249,500	$173	51
3306 Hadi Dr	0.56mi	3/2.5 (-1)	1,470 (-10%)	6mo	$275,450	$187	46
6125 Olivia St	0.56mi	3/2.0 (-1)	1,409 (-14%)	3mo	$280,685	$199	44
5710 Crestford Dr	0.73mi	3/2.0 (-1)	1,469 (-10%)	1mo	$204,900	$139	43
5730 Crestwood Dr	0.67mi	3/2.0 (-1)	1,425 (-13%)	5mo	$220,000	$154	38
5801 Crestgrove Dr	0.69mi	3/2.0 (-1)	1,413 (-13%)	5mo	$234,500	$166	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: -0.01×
• Total profit: $-75,232
• Equity at exit: $39,512

10-year hold

• IRR: -37.3%
• Equity multiple: -0.49×
• Total profit: $-110,244
• Equity at exit: $22,912

Cash invested: $74,200 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$394 /mo · $4,726/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-489

Break-even live

Break-even rent $2,397

Max offer price $178,609

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-414	+0% $-489	+5% $-564	+10% $-639
Rent	-10% $-630	-5% $-559	+0% $-489	+5% $-419	+10% $-349
Rate	-1.0pp $-356	-0.5pp $-422	base $-489	+0.5pp $-558	+1.0pp $-628

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6013 Beardmore Dr Corpus Christi, TX	3.0	2.0	1104	$1,700	$1.54	22d	1	0.31mi
5902 Ayers St Corpus Christi, TX	3.0	2.0	1152	$1,349	$1.17	44d	1	0.35mi
2509 Persimmon St Corpus Christi, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	0.38mi
3102 Crestwater Dr Corpus Christi, TX	3.0	2.0	1173	$1,550	$1.32	44d	1	0.38mi
2510 Cresterrace Dr Corpus Christi, TX	3.0	2.0	1300	$1,495	$1.15	44d	1	0.45mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	14d	1	0.58mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	1.05mi
6210 Brewton Dr Corpus Christi, TX	3.0	2.0	1618	$1,900	$1.17	45d	1	1.16mi
3802 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	1258	$2,319	$1.84	14d	1	1.33mi
1710 Citation Dr Corpus Christi, TX	3.0	2.0	1056	$1,890	$1.79	44d	1	1.40mi
4009 Donaho Dr Corpus Christi, TX	3.0	2.0	2187	$2,400	$1.10	44d	1	1.48mi

Listing history 6 events

1. 2026-06-21
   days on market $265,000 Active 7 DOM
2. 2026-06-18
   days on market $265,000 Active 4 DOM
3. 2026-06-17
   days on market $265,000 Active 3 DOM
4. 2026-06-16
   days on market $265,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $265,000 Active 1 DOM

ⓘ 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: $4,726 · $394/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$124/yr (+$10/mo · 2.6%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $21,340
• − Mortgage interest: −$14,844
• − Property taxes: −$4,726
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$7,709
• Taxable loss: −$10,678
• Est. tax savings @ 24.0%: +$2,563
• After-tax cash flow: $-3,306/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

+194.8% since first listed

19 events — show timeline

• 2026-06-01 Listed $265,000 CBMLS
• 2018-02-07 Delisted — CBMLS
• 2018-02-07 Sold (Public Records) — Public Records
• 2018-02-05 Sold (MLS) — CBMLS
• 2017-11-12 Pending — CBMLS
• 2017-10-23 Contingent — CBMLS
• 2017-10-04 Listed $159,000 CBMLS
• 2017-09-25 Delisted — CBMLS
• 2017-09-14 Price Changed $159,000 CBMLS
• 2017-08-09 Relisted — CBMLS
• 2017-07-30 Pending — CBMLS
• 2017-07-20 Contingent — CBMLS
• 2017-06-27 Relisted — CBMLS
• 2017-06-24 Pending — CBMLS
• 2017-06-14 Contingent — CBMLS
• 2017-06-08 Listed $165,000 CBMLS
• 2012-01-01 Listed $149,900 CBMLS
• 2004-01-06 Sold (Public Records) — Public Records
• 1997-01-17 Listed $89,900 CBMLS

Property tax history

+3.8%/yr

Latest (2025): $4,726 · +5.1% YoY. Source: county tax records.