Real Estate Investing in Corpus Christi, Texas (78402)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78402 (Corpus Christi, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 73.8% of homes vacant — above national norms.
- Declining values: -2.7% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 25.0% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely.
What’s happening in Corpus Christi, TX (78402)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78402 Corpus Christi
In Corpus Christi's 78402 ZIP, the arithmetic favors hands-on owners. Median home values comes in at $80K, leaving spread for capex-heavy BRRRR or reposition strategies.
ZIP 78402 favors investors with a contractor on speed dial. Turning to rents, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $1,874/mo average.
Statewide, TX value-add investors migrate toward ZIPs with 78402's profile — older stock, soft but real rent growth, and $80K pricing that keeps rehab math workable.
The 78402 ZIP's demographic trend has been one of stability with upside — population of 392, steady renter share, and an incoming cohort that is willing to pay for improved units.
Value-add plays pencil in 78402 when three things line up: a sub-median purchase, a realistic rehab budget, and a post-rehab rent comp that stands up. All three are present in this ZIP.
Here's what matters if you're considering buying a home in Corpus Christi:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78402 Compare?
| Metric | 78402 | Corpus Christi | Corpus Christi, TX | Texas |
|---|---|---|---|---|
| Home Value | $79,837 | $92,747 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,874 | $1,377 | N/A | - |
| Cap Rate | 18.3% | 7.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78402 (Corpus Christi, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $79,837 |
| Monthly Rent | $1,874 |
| Price-to-Rent | 3.6:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 28.2% |
| Cap Rate | 18.3% |
| 5-Year IRR | 15.6% |
📈 Home Appreciation
| 1-Year | -25.0% ▼ |
| 3-Year CAGR | -14.8% ▼ |
| 5-Year CAGR | -2.7% ▼ |
| 10-Year CAGR | +2.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (18.3%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78402
Population: 392
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78402
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
DRISCOLL MIDDLE
OAK PARK SPECIAL EMPHASIS SCHOOL
GIBSON EL
COLES H S AND EDUCATIONAL CENTER
ROY MILLER H S AND METRO SCHOOL OF DESIGN
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,189 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Corpus Christi, TX?
Average rent in Corpus Christi, TX is approximately $1,874/mo per month. Against $80K home values that yields a reasonable rent-to-price ratio.
Where do home prices stand in Corpus Christi, TX?
Homes in Corpus Christi, TX typically sell near $80K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Which real estate strategy fits Corpus Christi, TX?
Most investors in Corpus Christi, TX run a value-add and BRRRR deals strategy. It aligns with the 4.0/5 investability profile and the market fundamentals.
Is the 1% rule achievable in Corpus Christi, TX?
The median property in Corpus Christi, TX ($80K at $1,874/mo rent) a 2.35% rent-to-price figure. Pure 1% deals require disciplined offer pricing.
Is Corpus Christi, TX a good place for real estate investing?
Corpus Christi, TX scores 4.0/5 for investability. Home values sit at $80K and rents near $1,874/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
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