Real Estate Investing in Corpus Christi, Texas (78405)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78405 (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: 13.6% of homes vacant — above national norms.
- Declining values: -4.8% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 3.9% in the last year.
- Elevated poverty: 25.9% poverty rate — can affect rent collection.
What’s happening in Corpus Christi, TX (78405)?
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Market Analysis: 78405 Corpus Christi
Within Nueces County, the 78405 ZIP clocks in at a lower entry point around $74K. On the rental side, operators who can improve stock here typically see outsized uplift.
Cap rate math of 0.0% understates the return here. Post-rehab, stabilized yields climb, and the 78405 ZIP's older housing stock gives operators the opportunity set to execute.
The a credible choice for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 78405 has not.
A renter-heavy, wage-earner demographic anchors 78405. Value-add players rely on that mix — the 48% share is both the tenant source and the buyer pool for future owner-occupied exits.
Experienced operators with contractor networks find 78405 an appealing option for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
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 78405 Compare?
| Metric | 78405 | Corpus Christi | Corpus Christi, TX | Texas |
|---|---|---|---|---|
| Home Value | $73,818 | $92,747 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $975 | $1,377 | N/A | - |
| Cap Rate | 10.3% | 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 78405 (Corpus Christi, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $73,818 |
| Monthly Rent | $975 |
| Price-to-Rent | 6.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 15.9% |
| Cap Rate | 10.3% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | -2.5% ▼ |
| 5-Year CAGR | -4.8% ▼ |
| 10-Year CAGR | -0.1% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.3%) 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 78405
Population: 14,442
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 78405
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
KENNEDY EL
WEST OSO EL
ALLEN EL
DRISCOLL MIDDLE
MARTIN MIDDLE
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
Can I house hack in Corpus Christi, TX?
Corpus Christi, TX offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $975/mo rent level.
How do BRRRR numbers look in Corpus Christi, TX?
BRRRR viability in Corpus Christi, TX is a strong. Disciplined acquisition and rehab can hit the 75% LTV refinance target at market comps.
Is Corpus Christi, TX a 1% rule market?
Hitting the 1% rule in Corpus Christi, TX is realistic given the 1.32% average rent-to-price. Most value-add properties push well above that line.
Should investors consider Corpus Christi, TX?
With a 4.0/5 investability score, Corpus Christi, TX ranks as a solid market for rental property investors. Median prices of $74K and rents of $975/mo drive the underlying numbers.
What is the best play in Corpus Christi, TX?
Corpus Christi, TX investors pursuing value-add and BRRRR deals. The underlying economics ($74K prices, $975/mo rents) make it a reasonable choice.
You know 78405 now. You don’t know where it ranks.
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