2518 Halsey St · Corpus Christi, TX 78405

$100,000

2 bd · 1.5 ba · 924 sqft · SingleFamily public records · 405 Days on market

Built 1955 4,008 sqft lot $108/sqft · 12% above area Est $128k · 22% under ↓ 44% since listing

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Why this score? — see what drove the C+ 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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.7/10.0
• 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

Two bedroom, 1.5 baths. This home includes a building in the back that was once a guest house. It was converted to a bakery and now it is storage. Many possibilities for this home. The roof of the house was put on in 2019. AS IS no repairs.

Key facts

• Storage
• Roof put on in 2019
• Guest house

Tags

• GUEST HOUSE
• STORAGE
• ROOF PUT ON IN 2019

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (median comp): $128,472
• List price: $100,000
• Delta: -22.16%
• 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
3037 Macarthur St	0.14mi	2/1.0	960 (+4%)	1mo	$50,000	$52	84
2530 Dunbar St	0.05mi	3/2.0 (+1)	992 (+7%)	2mo	$79,900	$81	76
2225 Presa St	0.42mi	2/1.0	924 (0%)	8mo	$53,500	$58	72
2506 Crews St	0.45mi	2/1.0	904 (-2%)	10mo	$58,000	$64	65
3306 Elgin St	0.51mi	3/1.0 (+1)	901 (-2%)	4mo	$133,500	$148	62
2838 Greenwood Dr	0.20mi	2/2.0	1,058 (+14%)	3mo	$158,000	$149	62
2921 Sabinas St	0.32mi	2/1.0	1,044 (+13%)	2mo	$69,999	$67	59
2624 Sonora St	0.22mi	2/1.0	808 (-13%)	10mo	$39,900	$49	58
2610 Elizabeth St	0.61mi	2/1.5	853 (-8%)	4mo	$149,900	$176	56
3033 Elgin St	0.29mi	3/1.0 (+1)	1,058 (+14%)	5mo	$149,900	$142	51
2705 Elizabeth St	0.48mi	3/1.0 (+1)	1,026 (+11%)	3mo	$165,000	$161	50
3073 Reyna St	0.51mi	3/2.0 (+1)	1,036 (+12%)	8mo	$110,000	$106	42

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: 6.7%
• Equity multiple: 1.35×
• Total profit: $9,772
• Equity at exit: $36,345

10-year hold

• IRR: 10.6%
• Equity multiple: 2.34×
• Total profit: $37,655
• Equity at exit: $50,054

Cash invested: $28,000 (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: 77
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$524
• Tax from tax record: −$252 /mo · $3,019/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $90

Break-even live

Break-even rent $1,035

Max offer price $100,000

Occupancy floor 87%

Sensitivity live

Price	-10% $147	-5% $118	+0% $90	+5% $62	+10% $33
Rent	-10% $-1	-5% $45	+0% $90	+5% $135	+10% $181
Rate	-1.0pp $140	-0.5pp $115	base $90	+0.5pp $64	+1.0pp $38

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	45d	1	0.35mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	15d	1	0.44mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	22d	1	0.56mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	45d	1	0.69mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	15d	1	0.77mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	15d	6	0.79mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	45d	1	0.89mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	45d	1	0.94mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	1.00mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	45d	1	1.01mi
1802 Morgan Ave Unit 1802 Corpus Christi, TX	2.0	1.0	850	$1,250	$1.47	22d	1	1.02mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	45d	1	1.02mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	22d	1	1.09mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	45d	1	1.14mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	22d	1	1.15mi
1433 12th St Corpus Christi, TX	2.0	1.0	768	$1,050	$1.37	45d	1	1.17mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	1.20mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	1.21mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$828	$1.93	45d	3	1.22mi
1800 S Staples St Corpus Christi, TX	1.0	1.0	585	$1,015	$1.74	45d	1	1.26mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	45d	1	1.30mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	45d	1	1.35mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	1.36mi
1124 Morgan Ave Unit 1268437P Corpus Christi, TX	2.0	1.0	721	$2,081	$2.89	45d	1	1.37mi
1112 Morgan Ave Unit 1268432P Corpus Christi, TX	1.0	1.0	656	$1,632	$2.49	45d	1	1.38mi
1116 Morgan Ave Unit 1268439P Corpus Christi, TX	1.0	1.0	656	$1,743	$2.66	45d	1	1.39mi
1116 Morgan Ave Unit 1268424P Corpus Christi, TX	1.0	1.0	656	$1,454	$2.22	45d	1	1.39mi
1521 7th St Corpus Christi, TX	2.0	2.0	850	$1,250	$1.47	15d	1	1.40mi

Listing history 24 events

1. 2026-06-21
   days on market $100,000 Active 405 DOM
2. 2026-06-18
   days on market $100,000 Active 402 DOM
3. 2026-06-17
   days on market $100,000 Active 401 DOM
4. 2026-06-16
   days on market $100,000 Active 400 DOM
5. 2026-06-15
   days on market $100,000 Active 399 DOM
6. 2026-06-14
   days on market $100,000 Active 397 DOM
7. 2026-06-10
   days on market $100,000 Active 394 DOM
8. 2026-06-09
   days on market $100,000 Active 393 DOM
9. 2026-06-08
   days on market $100,000 Active 392 DOM
10. 2026-06-07
    days on market $100,000 Active 391 DOM
11. 2026-06-05
    days on market $100,000 Active 388 DOM
12. 2026-06-03
    days on market $100,000 Active 387 DOM
13. 2026-06-02
    days on market $100,000 Active 386 DOM
14. 2026-06-01
    days on market $100,000 Active 385 DOM
15. 2026-05-31
    days on market $100,000 Active 384 DOM
16. 2026-05-30
    days on market $100,000 Active 383 DOM
17. 2026-04-20
    price $100,000 241-char remark

    Show marketing remark (241 chars)

    Two bedroom, 1.5 baths. This home includes a building in the back that was once a guest house. It was converted to a bakery and now it is storage. Many possibilities for this home. The roof of the house was put on in 2019. AS IS no repairs.

18. 2025-11-30
    price $110,000 241-char remark

    Show marketing remark (241 chars)

    Two bedroom, 1.5 baths. This home includes a building in the back that was once a guest house. It was converted to a bakery and now it is storage. Many possibilities for this home. The roof of the house was put on in 2019. AS IS no repairs.

19. 2025-05-04
    listed $120,000 Active 241-char remark

    Show marketing remark (241 chars)

    Two bedroom, 1.5 baths. This home includes a building in the back that was once a guest house. It was converted to a bakery and now it is storage. Many possibilities for this home. The roof of the house was put on in 2019. AS IS no repairs.

20. 2023-12-20
    status Pending
21. 2023-12-08
    price $90,000
22. 2023-10-10
    price $110,000
23. 2023-08-06
    price $140,000
24. 2023-07-14
    listed $180,000 Active

ⓘ 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: $3,019 · $252/mo
• Projected year-2 tax: $3,019 · $252/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) · 22% 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: $13,787
• − Mortgage interest: −$5,602
• − Property taxes: −$3,019
• − Insurance: −$500
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,909
• Taxable loss: −$448
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,188/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

-44.4% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $100,000 CBMLS
• 2025-11-30 Price Changed $110,000 CBMLS
• 2025-05-04 Listed $120,000 CBMLS
• 2023-12-20 Pending — CBMLS
• 2023-12-08 Price Changed $90,000 CBMLS
• 2023-10-10 Price Changed $110,000 CBMLS
• 2023-08-06 Price Changed $140,000 CBMLS
• 2023-07-14 Listed $180,000 CBMLS

Property tax history

+8.6%/yr

Latest (2025): $3,019 · -12.4% YoY. Source: county tax records.