2789 Avenue H · Ingleside, TX 78362

$99,000

3 bd · 1.0 ba · 772 sqft · SingleFamily public records · 8 Days on market

Built 1960 7,200 sqft lot $128/sqft · 31% below area Est $144k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

Located in the heart of Ingleside, this 3-bedroom, 1-bath home is full of potential and ready for its new owners. Featuring original hardwood floors, this home offers classic charm and a solid foundation for your next renovation project or investment opportunity. The kitchen includes an electric range, refrigerator, stainless steel sink, and a window overlooking the spacious backyard—perfect for enjoying peaceful views of the mature trees that provide shade and privacy. Ceiling fans and blinds throughout are ready for the hot summer months. A screened-in patio adds additional space to relax or entertain year-round. Situated on a generously sized lot with a large backyard, this property has the space and character to become something truly special. Conveniently located near schools, shopping, and local amenities, this Ingleside home is ideal for buyers looking to create their dream home or add value with updates. Bring your ideas and imagination—this home is waiting for its next chapter.

Key facts

• Electric range
• Spacious backyard
• Stainless steel sink

Tags

• ORIGINAL HARDWOOD FLOORS
• ELECTRIC RANGE
• STAINLESS STEEL SINK
• SPACIOUS BACKYARD
• SCREENED-IN PATIO
• GENEROUSLY SIZED LOT

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Front-entry garage; 1 covered garage space
• Security: Smoke detector(s)
• Utilities: Public water available; Public sewer available
• Home design: Single-story; Wood siding exterior; Shingle roof; Pillar/post/pier foundation
• Construction: Wood siding construction
• Exterior features: Covered patio; Screened patio; Partial fencing; Interior lot; City street frontage; Paved road

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Window unit heating; Ductless cooling; Window unit cooling
• Interior features: Window coverings; Window treatments; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.4% vs local median 3.4% in Ingleside — 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 71/100 on livability (#323 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, crime F, amenities F.
• Ingleside ISD (town): math 39% / reading 44% proficiency, ranked #319 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-11.8%/yr); 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.51% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 5.5

CMA / ARV

• ARV (median comp): $143,675
• List price: $99,000
• Delta: -31.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2548 Avenue F	0.44mi	2/1.0 (-1)	728 (-6%)	1mo	$135,000	$185	64
2818 Secoy Ave	0.31mi	2/1.0 (-1)	672 (-13%)	18mo	$80,500	$120	44
3065 Mayfield Ave	0.71mi	2/1.5 (-1)	732 (-5%)	13mo	$95,000	$130	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $6,362
• Equity at exit: $14,761

10-year hold

• IRR: 12.4%
• Equity multiple: 1.84×
• Total profit: $23,321
• Equity at exit: $8,560

Cash invested: $27,720 (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 78362

• Home prices YoY: -21.7%
• Rents YoY: -11.8%
• Active inventory: 146
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$519
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $419

Break-even live

Break-even rent $960

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 Avenue J Ingleside, TX	1.0–2.0	1.0–2.0	917	$1,495	$1.63	13d	9	0.24mi
2706 State Highway 361 Ingleside, TX	1.0–3.0	1.0–2.0	884	$1,705	$1.93	13d	9	0.72mi
2114 Zephyr Cir Unit A Ingleside, TX	2.0	1.0	900	$1,150	$1.28	44d	1	1.16mi
2109 Breezeway Cir Ingleside, TX	2.0	1.0	700	$1,100	$1.57	13d	1	1.21mi
2100 Breezeway Cir Unit 20 Ingleside, TX	2.0	1.5	1050	$1,150	$1.10	44d	1	1.21mi

Listing history 5 events

1. 2026-06-01
   days on marketlisting id $99,000 Pending 8 DOM
2. 2026-05-31
   statusdays on marketlisting id $99,000 Pending 9 DOM

   Show marketing remark (1013 chars)

   Located in the heart of Ingleside, this 3-bedroom, 1-bath home is full of potential and ready for its new owners. Featuring original hardwood floors, this home offers classic charm and a solid foundation for your next renovation project or investment opportunity. The kitchen includes an electric range, refrigerator, stainless steel sink, and a window overlooking the spacious backyard—perfect for enjoying peaceful views of the mature trees that provide shade and privacy. Ceiling fans and blinds throughout are ready for the hot summer months. A screened-in patio adds additional space to relax or entertain year-round. Situated on a generously sized lot with a large backyard, this property has the space and character to become something truly special. Conveniently located near schools, shopping, and local amenities, this Ingleside home is ideal for buyers looking to create their dream home or add value with updates. Bring your ideas and imagination—this home is waiting for its next chapter.

3. 2026-05-13
   listed $99,000 Active 1013-char remark

   Show marketing remark (1013 chars)

   Located in the heart of Ingleside, this 3-bedroom, 1-bath home is full of potential and ready for its new owners. Featuring original hardwood floors, this home offers classic charm and a solid foundation for your next renovation project or investment opportunity. The kitchen includes an electric range, refrigerator, stainless steel sink, and a window overlooking the spacious backyard—perfect for enjoying peaceful views of the mature trees that provide shade and privacy. Ceiling fans and blinds throughout are ready for the hot summer months. A screened-in patio adds additional space to relax or entertain year-round. Situated on a generously sized lot with a large backyard, this property has the space and character to become something truly special. Conveniently located near schools, shopping, and local amenities, this Ingleside home is ideal for buyers looking to create their dream home or add value with updates. Bring your ideas and imagination—this home is waiting for its next chapter.

4. 2026-05-13
   listed $99,000 Active 1013-char remark

   Show marketing remark (1013 chars)

   Located in the heart of Ingleside, this 3-bedroom, 1-bath home is full of potential and ready for its new owners. Featuring original hardwood floors, this home offers classic charm and a solid foundation for your next renovation project or investment opportunity. The kitchen includes an electric range, refrigerator, stainless steel sink, and a window overlooking the spacious backyard—perfect for enjoying peaceful views of the mature trees that provide shade and privacy. Ceiling fans and blinds throughout are ready for the hot summer months. A screened-in patio adds additional space to relax or entertain year-round. Situated on a generously sized lot with a large backyard, this property has the space and character to become something truly special. Conveniently located near schools, shopping, and local amenities, this Ingleside home is ideal for buyers looking to create their dream home or add value with updates. Bring your ideas and imagination—this home is waiting for its next chapter.

5. 2014-12-16
   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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $17,887
• − Mortgage interest: −$5,546
• − Property taxes: −$2,374
• − Insurance: −$495
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,880
• Taxable income: $3,730
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $4,136/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: Ingleside ISD
• NCES district ID: 4824180
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $57,908
• Composite: 36.48/100
• National rank: #4659
• State rank: #319 of 826 in TX

Livability — Ingleside

• Score: 71/100
• State rank: #323
• US rank: #7128

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingleside, TX
• County: San Patricio County · 31,224 people
• City population: 10,816
• Metro: Corpus Christi, TX
• Population (ZIP): 10,816
• Household income: $71,058
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 226.0

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Hispanic / Latino 42% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 39% Cuban 2%
• Common ancestry: Slovak 1% Portuguese 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.88%
• Current HPI: 197.9261
• Rent YoY: ▼ -11.80%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-01 Pending — CBMLS
• 2026-05-31 Pending — RAAR
• 2026-05-22 Delisted — RAAR
• 2026-05-22 Delisted — CBMLS
• 2026-05-13 Listed $99,000 RAAR
• 2026-05-13 Listed $99,000 CBMLS
• 2014-12-16 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,374 · -2.1% YoY. Source: county tax records.