Corpus Christi, TX Cap Rate: 4.76% — Rental Property Analysis
Corpus Christi is a budget-friendly market in the South with a mid-sized city of 326,586. At a 4.76% estimated cap rate, this is a moderate market where rents of $1,420/mo lag behind home prices. With a median home price of $220,000 and steady population growth supports long-term rental demand, Corpus Christi offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $220,000 median price and $1,420/mo median rent
Est. Cap Rate
4.76%
1% Rule
0.65%
Fails
GRM
12.9x
Price / Income
4.1x
Market Data
Median Home Price$220,000
Median Monthly Rent$1,420
Property Tax Rate1.68%
Population326,586
Population Growth0.8% / yr
Median Household Income$53,800
Vacancy Rate6.5%
Annual Appreciation2.2%
2026 Market Update: Corpus Christi
Corpus Christi's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $220,000, the $1,420/mo rent produces only $873/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($44K at 7%) would result in approximately $-297/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 22% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Corpus Christi a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Cap Rate Calculator — Corpus Christi
Pre-filled with Corpus Christi medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
1.68% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
3.77%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$8,288
net operating income
Gross Rent Multiplier
12.9x
Good (<15)
1% Rule
0.65%
✗ Fails
Monthly Cash Flow
$691
before debt service
Annual Breakdown
Gross Rental Income$17,040
Less Vacancy−$1,108
Effective Income$15,932
Less Operating Expenses−$7,644
Net Operating Income$8,288
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Factor in financing to see your actual return on invested capital in Corpus Christi.
$
$55,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-4.90%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$61,600
$55,000 down + $6,600 closing
Monthly Mortgage
$1,076
on $165K loan
Monthly Cash Flow
$-252
after all expenses
Annual Cash Flow
$-3,020
before taxes
Cash Flow Breakdown
Monthly Rent$1,420
Less Expenses−$596
Less Mortgage−$1,076
Monthly Cash Flow$-252
Is Corpus Christi a Good Place to Invest in Rental Property?
Corpus Christi, TX has a population of 326,586 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $220,000 paired with median rents of $1,420/mo produces an estimated cap rate of 4.76%.
Property taxes at 1.68% are notably high and represent a significant drag on cash flow — model this expense carefully, as it can make or break a deal. The vacancy rate of 6.5% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 4.1x, homes cost about 4.1 times the local median income of $53,800. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Corpus Christi presents moderate opportunities. Cap rates near 4.76% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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