Real Estate Investing in Corpus Christi, Texas (78404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78404 (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: 18.4% of homes vacant — above national norms.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
What’s happening in Corpus Christi, TX (78404)?
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Market Analysis: 78404 Corpus Christi
The 78404 ZIP in Corpus Christi, TX is a local-operator market. Outside capital chasing a $156K entry has to pair deep knowledge with the discount.
For an experienced owner, 78404 can be a an appealing option for hunting ground — but the discount at $156K reflects genuine risk that outside investors often underestimate.
Put differently, 78404 offers a low basis, the region around Corpus Christi has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A durable renter share of 49% in 78404 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 78404 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
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 78404 Compare?
| Metric | 78404 | Corpus Christi | Corpus Christi, TX | Texas |
|---|---|---|---|---|
| Home Value | $156,208 | $92,747 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,306 | $1,377 | N/A | - |
| Cap Rate | 6.5% | 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 78404 (Corpus Christi, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,208 |
| Monthly Rent | $1,306 |
| Price-to-Rent | 10.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.0% |
| Cap Rate | 6.5% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +2.9% ▲ |
🏠 Rent Trends
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78404
Population: 13,607
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 78404
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
KENNEDY EL
WEST OSO EL
WEST OSO H S
WEST OSO J H
YEAGER EL
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
What real estate strategy is ideal for Corpus Christi, TX?
The best-fit strategy in Corpus Christi, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How much do tenants pay in Corpus Christi, TX?
The typical rental in Corpus Christi, TX commands about $1,306/mo monthly. That rent profile even-keeled cash flow against the $156K purchase basis.
How qualified is the tenant pool in Corpus Christi, TX?
Working renters make up the core of the Corpus Christi, TX tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors worry about vacancy in Corpus Christi, TX?
Corpus Christi, TX carries elevated vacancy risk. Expect reliable absorption at market rents of $1,306/mo.
Is Corpus Christi, TX good for house hacking?
Corpus Christi, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,306/mo rent level.
You know 78404 now. You don’t know where it ranks.
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