4553 Angela Dr · Corpus Christi, TX 78416

$90,000

1 bd · 1.0 ba · 874 sqft · Land · 48 Days on market

Built 2026 10,000 sqft lot $103/sqft · 17% below area Est $108k · 17% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor special with solid potential. This property is ready for your vision and offers a great starting point to transform into a strong investment, whether you are renovating to resale, creating a rental, or customizing a primary residence. Situated on a spacious lot with a functional layout, there is plenty of room to reimagine the space. Conveniently located near shopping, dining, and major roadways, adding to its appeal. With the right updates, this can truly stand out. Being sold as is, priced to reflect condition. Opportunities like this are hard to find at this price point.

Key facts

• Spacious lot
• Functional layout
• 0.23 acre lot

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Front entry parking; Rear/side off-street parking
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-story home; To be built
• Construction: Wood siding exterior; Shingle roof; Slab foundation
• Exterior features: Chain link, cross-fenced, and wood fencing; Interior lot; City street frontage

Interior

• Flooring: Unfinished
• Bathrooms: 1 full bathroom
• Interior features: Unfinished flooring; No additional interior features listed
• Laundry & utility: Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (24.6% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $68k (24.6% below list) — sets the bar for cash-flow.
• Cap rate 10.3% vs local median 3.6% in Corpus Christi — 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 78/100 on livability (#66 in TX, #2,404 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 31% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $90k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,839 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $107,998
• List price: $90,000
• Delta: -16.66%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.39×
• Total profit: $9,842
• Equity at exit: $47,640

10-year hold

• IRR: 8.8%
• Equity multiple: 2.54×
• Total profit: $38,761
• Equity at exit: $79,565

Cash invested: $25,200 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-125

Break-even live

Break-even rent $1,266

Max offer price $67,839

Occupancy floor —

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	43d	1	0.41mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$800	$1.03	13d	2	0.48mi
4702 Old Brownsville Rd Corpus Christi, TX	1.0	1.0	700	$764	$1.09	43d	1	1.08mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 48 DOM
2. 2026-06-17
   days on market $90,000 Active 47 DOM
3. 2026-06-16
   days on market $90,000 Active 46 DOM
4. 2026-06-15
   days on market $90,000 Active 45 DOM
5. 2026-06-14
   days on market $90,000 Active 43 DOM
6. 2026-06-10
   days on market $90,000 Active 40 DOM
7. 2026-06-09
   days on market $90,000 Active 39 DOM
8. 2026-06-08
   days on market $90,000 Active 38 DOM
9. 2026-06-07
   days on market $90,000 Active 37 DOM
10. 2026-06-03
    days on market $90,000 Active 33 DOM
11. 2026-06-02
    days on market $90,000 Active 32 DOM
12. 2026-06-01
    days on market $90,000 Active 31 DOM
13. 2026-05-31
    days on market $90,000 Active 30 DOM
14. 2026-05-30
    days on market $90,000 Active 29 DOM
15. 2026-05-01
    listed $90,000 Active 589-char remark
16. 2025-04-17
    soldstatus
17. 2013-04-18
    soldstatus
18. 1997-03-03
    soldstatus $9,000

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$876/yr (+$73/mo · 113.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $13,288
• − Mortgage interest: −$5,041
• − Property taxes: −$771
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,618
• Taxable loss: −$2,837
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $-825/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: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 of 826 in TX

Livability — Corpus Christi

• Score: 78/100
• State rank: #66
• US rank: #2404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corpus Christi, TX
• County: Nueces County · 296,836 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

+900.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $90,000 CBMLS
• 2025-04-17 Sold (Public Records) — Public Records
• 2013-04-18 Sold (Public Records) — Public Records
• 1997-03-03 Sold (Public Records) $9,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $771 · +1.7% YoY. Source: county tax records.