1311-1315 Morris Ave · Corpus Christi, TX 78401

$95,000

5 bd · 3.5 ba · 992 sqft · SingleFamily public records · 186 Days on market

Built 1955 Poor condition 7,736 sqft lot $96/sqft · 43% 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 +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +1.0/5.0

Listing remarks

Looking for a prime investment opportunity within walking distance to downtown and the water? Look no further than these lots with great potential to fully renovate its existing homes or build a creative investment property. Less than a 5 minute drive to the T-heads, Cole Park, great downtown restaurants & more, the possibilities are endless for this location. There are 3 lots for sale side by-side ready and waiting for your vision (2 of the lots have homes on them that could be fully renovated from the studs up). 1311- 3 bed 1.5 bath & 1315- a corner lot with a 2 bedroom, 2 full bath home has multiple entry points from the street great for multiple units.

Key facts

• 7,736 sq ft lot
• 2 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

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); Roy Miller H S And Metro School of Design (math 24% / reading 32%, grade F, #1,170 of 1,632 statewide, top 72%, 1,538 students, 88% 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: Rents rising (+1.6%/yr); 55 active listings in the ZIP; 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 $4k of equity ($657 loan paydown + $3k appreciation (3.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 1.6% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.87% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.38%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (median comp): $190,245
• List price: $95,000
• Delta: -50.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Osage St	1.38mi	3/2.0 (-2)	1,008 (+2%)	1mo	$80,000	$79	45
914 Erwin Ave	2.04mi	3/1.0 (-2)	1,030 (+4%)	2mo	$109,500	$106	37
1814 Loritte Dr	2.21mi	3/1.0 (-2)	941 (-5%)	1mo	$150,000	$159	36
1714 Tarlton St	1.60mi	3/1.0 (-2)	1,064 (+7%)	4mo	$54,500	$51	29
1010 25th St	0.88mi	3/2.0 (-2)	1,288 (+30%)	1mo	$199,000	$155	24
717 Ohio Ave	1.48mi	3/2.0 (-2)	1,128 (+14%)	4mo	$159,900	$142	23
446 Naples St	1.11mi	3/2.0 (-2)	1,258 (+27%)	2mo	$249,000	$198	22
702 Meuly St	0.89mi	3/2.0 (-2)	1,270 (+28%)	2mo	$210,000	$165	22
207 Edwards St	1.64mi	3/2.0 (-2)	1,288 (+30%)	3mo	$200,000	$155	22
233 Shawnee St	1.72mi	3/2.0 (-2)	1,282 (+29%)	3mo	$235,000	$183	22
2822 Prescott St	1.30mi	3/2.0 (-2)	1,252 (+26%)	4mo	$149,900	$120	21
2317 Elizabeth St	0.87mi	3/1.0 (-2)	792 (-20%)	3mo	$68,500	$86	17

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

Projected returns pro-forma

3.37% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 3.29×
• Total profit: $60,870
• Equity at exit: $44,723

10-year hold

• IRR: 39.4%
• Equity multiple: 6.31×
• Total profit: $141,257
• Equity at exit: $70,526

Cash invested: $26,600 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $108,950 ($104/sqft)
• Median days on market: 126 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +83.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78401

• Home prices YoY: 3.8%
• Rents YoY: 1.6%
• Active inventory: 55
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $784

Break-even live

Break-even rent $784

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $838	-5% $811	+0% $784	+5% $757	+10% $731
Rent	-10% $644	-5% $714	+0% $784	+5% $854	+10% $925
Rate	-1.0pp $832	-0.5pp $808	base $784	+0.5pp $760	+1.0pp $735

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Front entry parkingOn-street parking
• Utilities: Overhead utilitiesPublic waterPublic sewer (sewer available)
• Home design: Single-storyFaces northPillar/post/pier foundation
• Construction: Wood sidingShingle roofBuilt on pillar/post/pier foundation
• Exterior features: Covered patioPatioChain link fencingInterior lot

Interior

• Bathrooms: 3 full bathrooms1 half bathroom
• Interior features: No additional interior features listed

Listing history 50 events

1. 2026-11-08
   days on market $95,000 Active 186 DOM
2. 2026-11-07
   days on market $95,000 Active 185 DOM
3. 2026-11-06
   days on market $95,000 Active 184 DOM
4. 2026-11-05
   days on market $95,000 Active 183 DOM
5. 2026-11-04
   days on market $95,000 Active 182 DOM
6. 2026-11-02
   days on market $95,000 Active 180 DOM
7. 2026-11-01
   days on market $95,000 Active 179 DOM
8. 2026-10-31
   days on market $95,000 Active 178 DOM
9. 2026-10-30
   days on market $95,000 Active 177 DOM
10. 2026-10-29
    days on market $95,000 Active 176 DOM
11. 2026-10-28
    days on market $95,000 Active 175 DOM
12. 2026-10-27
    days on market $95,000 Active 174 DOM
13. 2026-10-26
    days on market $95,000 Active 173 DOM
14. 2026-10-25
    days on market $95,000 Active 172 DOM
15. 2026-10-24
    days on market $95,000 Active 171 DOM
16. 2026-10-23
    days on market $95,000 Active 170 DOM
17. 2026-10-22
    days on market $95,000 Active 169 DOM
18. 2026-10-21
    days on market $95,000 Active 168 DOM
19. 2026-10-20
    days on market $95,000 Active 167 DOM
20. 2026-10-20
    price $95,000 Active 166 DOM
21. 2026-10-19
    days on market $115,000 Active 166 DOM
22. 2026-10-18
    days on market $115,000 Active 165 DOM
23. 2026-10-17
    days on market $115,000 Active 164 DOM
24. 2026-10-16
    days on market $115,000 Active 163 DOM
25. 2026-10-15
    days on market $115,000 Active 162 DOM
26. 2026-10-14
    days on market $115,000 Active 161 DOM
27. 2026-10-13
    days on market $115,000 Active 160 DOM
28. 2026-10-12
    days on market $115,000 Active 159 DOM
29. 2026-10-11
    days on market $115,000 Active 158 DOM
30. 2026-10-10
    days on market $115,000 Active 157 DOM
31. 2026-10-09
    days on market $115,000 Active 156 DOM
32. 2026-10-08
    days on market $115,000 Active 155 DOM
33. 2026-10-07
    days on market $115,000 Active 154 DOM
34. 2026-10-06
    days on market $115,000 Active 153 DOM
35. 2026-10-05
    days on market $115,000 Active 152 DOM
36. 2026-10-04
    days on market $115,000 Active 151 DOM
37. 2026-10-03
    days on market $115,000 Active 150 DOM
38. 2026-10-02
    days on market $115,000 Active 149 DOM
39. 2026-10-01
    days on market $115,000 Active 148 DOM
40. 2026-09-30
    days on market $115,000 Active 147 DOM
41. 2026-09-29
    days on market $115,000 Active 146 DOM
42. 2026-09-28
    days on market $115,000 Active 145 DOM
43. 2026-09-27
    days on market $115,000 Active 144 DOM
44. 2026-09-26
    days on market $115,000 Active 143 DOM
45. 2026-09-25
    days on market $115,000 Active 142 DOM
46. 2026-09-24
    days on market $115,000 Active 141 DOM
47. 2026-09-23
    days on market $115,000 Active 140 DOM
48. 2026-09-22
    days on market $115,000 Active 139 DOM
49. 2026-09-21
    days on market $115,000 Active 138 DOM
50. 2026-09-20
    days on market $115,000 Active 137 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: $976 · $81/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$763/yr (+$64/mo · 78.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 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: $21,317
• − Mortgage interest: −$5,321
• − Property taxes: −$976
• − Insurance: −$475
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$2,764
• Taxable income: $8,370
• Est. tax owed @ 24.0%: −$2,009
• After-tax cash flow: $7,402/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $49,600–$89,280 screening

This property requires extensive renovation, including structural repairs, landscaping, and interior updates. The potential for resale and rental value is high with the right investment.

Repairs flagged

• Major Boarded windows — Structural damage
• Major Exposed framing — Structural damage
• Major Exposed electrical wiring — Safety hazard
• Major Exposed subfloor — Structural damage

Value-add opportunities

• Both Landscaping and curb appeal — Improves property's visual appeal ↑
• Both Boarded windows and structural repairs — Restores structural integrity and safety ↑
• Both Interior repairs and paint — Enhances interior condition and appearance ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Evans Ses F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Adkins Middle F TX #660/1,662 Nat'l #6,151/14,009 High Roy Miller H S And Metro School Of Design F TX #1,170/1,632 Nat'l #11,740/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 4,344
• Household income: $40,841
• Rent vs Own: 86.0% rent · 14.0% own
• Severe rent burden: 3% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 27% Black 13% Native American 2%
• Hispanic origin (detail): Mexican 43%
• Languages at home: 71% English-only · Spanish 27% French/Haitian/Cajun 1%

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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: ▲ 3.37%
• Current HPI: 92.634
• Rent YoY: ▲ 1.63%
• Metro: Corpus Christi, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Parking: Front entry parkingOn-street parking
• Utilities: Overhead utilitiesPublic waterPublic sewer (sewer available)
• Home design: Single-storyFaces northPillar/post/pier foundation
• Construction: Wood sidingShingle roofBuilt on pillar/post/pier foundation
• Exterior features: Covered patioPatioChain link fencingInterior lot

Interior

• Bathrooms: 3 full bathrooms1 half bathroom
• Interior features: No additional interior features listed

Price history

+76.9% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $115,000 CBMLS
• 2026-05-06 Listed $125,000 CBMLS
• 2026-01-30 Relisted — CBMLS
• 2025-12-12 Pending — CBMLS
• 2025-12-06 Delisted — CBMLS
• 2025-11-14 Listed $45,000 CBMLS
• 2025-11-09 Delisted — CBMLS
• 2025-10-29 Listed $45,000 CBMLS
• 2024-01-15 Relisted — CBMLS
• 2024-01-03 Contingent — CBMLS
• 2023-12-21 Price Changed $59,000 CBMLS
• 2023-08-11 Listed $65,000 CBMLS
• 2022-04-19 Sold (Public Records) — Public Records
• 1999-05-19 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $976 · -10.9% YoY. Source: county tax records.