4930 Janssen Dr · Corpus Christi, TX 78411

$119,000

2 bd · 1.0 ba · 983 sqft · SingleFamily public records · 202 Days on market

Built 1953 8,451 sqft lot $121/sqft · 25% below area Est $158k · 25% under

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Why this score? — see what drove the C 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.1/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Corner Lot Opportunity! Located on a quiet corner of a cul-de-sac, this property offers outstanding potential for the savvy investor or remodel enthusiast. The home is tenant-occupied, providing immediate income while you plan updates or long-term improvements. Inside, you’ll find a spacious primary suite complete with a large sitting room, offering excellent flexibility for redesign or expansion. The layout provides plenty of room to reimagine the space to match today’s modern styles. A standout feature is the on-site workshop, perfect for storage, projects, or future conversion options. The home sits on a huge corner lot, giving you generous outdoor space and endless possibilities for landscaping, additions, or enhanced curb appeal. All of this in a highly convenient location close to major shopping malls, dining, and everyday amenities. With the right vision and renovation, this property could truly shine—don’t miss out on this fantastic opportunity!

Key facts

• On site workshop
• Outdoor space
• Convenient location

Tags

• CORNER LOT
• ON SITE WORKSHOP
• OUTDOOR SPACE
• CONVENIENT LOCATION

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$157,935) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $69 ($832/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Corpus Christi ISD (urban): math 31% / reading 35% proficiency, ranked #562 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.9%/yr); 147 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (median comp): $157,935
• List price: $119,000
• Delta: -24.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4814 Willowbrook Dr	0.19mi	3/1.0 (+1)	996 (+1%)	2mo	$99,000	$99	82
729 Sharon Dr	0.47mi	2/1.0	1,025 (+4%)	2mo	$195,900	$191	70
4917 Andover Dr	0.33mi	3/1.0 (+1)	1,031 (+5%)	4mo	$177,000	$172	68
4237 Jacquelyn Dr	0.38mi	3/1.0 (+1)	943 (-4%)	4mo	$69,900	$74	67
4909 Holmes Dr	0.35mi	3/1.5 (+1)	1,032 (+5%)	2mo	$179,900	$174	67
726 John Lee St	0.41mi	3/1.0 (+1)	1,015 (+3%)	5mo	$179,000	$176	66
758 Sharon Dr	0.38mi	2/1.0	902 (-8%)	2mo	$89,900	$100	66
4621 Calvin Dr	0.48mi	3/1.5 (+1)	1,019 (+4%)	1mo	$161,000	$158	64
601 Lansdown Dr	0.70mi	2/1.0	944 (-4%)	3mo	$149,900	$159	58
702 Sharon Dr	0.53mi	2/1.0	872 (-11%)	3mo	$129,000	$148	54
734 Lansdown Dr	0.43mi	2/1.0	1,117 (+14%)	5mo	$165,000	$148	53
638 Sharon Dr	0.61mi	2/1.0	868 (-12%)	1mo	$155,000	$179	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.91% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.75×
• Total profit: $-8,389
• Equity at exit: $17,743

10-year hold

• IRR: 8.8%
• Equity multiple: 1.83×
• Total profit: $27,780
• Equity at exit: $10,289

Cash invested: $33,320 (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 78411

• Rents YoY: 7.9%
• Active inventory: 147
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$624
• Tax from tax record: −$234 /mo · $2,802/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $69

Break-even live

Break-even rent $1,148

Max offer price $119,000

Occupancy floor 89%

Sensitivity live

Price	-10% $137	-5% $103	+0% $69	+5% $36	+10% $2
Rent	-10% $-28	-5% $20	+0% $69	+5% $118	+10% $167
Rate	-1.0pp $129	-0.5pp $100	base $69	+0.5pp $38	+1.0pp $7

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5002 Bevly Dr Unit B Corpus Christi, TX	2.0	1.0	550	$699	$1.27	22d	1	0.09mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	45d	1	0.52mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	45d	1	0.62mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	22d	1	0.64mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	45d	1	0.76mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	45d	1	0.82mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$800	$0.98	15d	1	0.83mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	15d	1	0.92mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	45d	1	1.01mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	15d	1	1.02mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	45d	1	1.09mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	15d	20	1.21mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	15d	1	1.25mi
318 Aberdeen Ave Unit 1268410P Corpus Christi, TX	3.0	1.5	1076	$4,405	$4.09	45d	1	1.25mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,315	$1.42	15d	16	1.31mi
4645 Ocean Dr Corpus Christi, TX	2.0	1.0–2.0	760	$1,320	$1.74	15d	1	1.37mi
4325 Ocean Dr Corpus Christi, TX	1.0	1.0	730	$974	$1.33	45d	2	1.39mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	22d	1	1.39mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	22d	1	1.40mi
4657 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	931	$1,890	$2.03	15d	7	1.42mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,306	$1.52	45d	1	1.43mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	45d	1	1.45mi
4602 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	972	$3,671	$3.77	15d	30	1.46mi
4334 Ocean Dr #605 Corpus Christi, TX	1.0	2.0	948	$2,000	$2.11	22d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $119,000 Active 202 DOM
2. 2026-06-18
   days on market $119,000 Active 199 DOM
3. 2026-06-17
   days on market $119,000 Active 198 DOM
4. 2026-06-16
   days on market $119,000 Active 197 DOM
5. 2026-06-15
   days on market $119,000 Active 196 DOM
6. 2026-06-14
   days on market $119,000 Active 194 DOM
7. 2026-06-10
   days on market $119,000 Active 191 DOM
8. 2026-06-09
   days on market $119,000 Active 190 DOM
9. 2026-06-08
   days on market $119,000 Active 189 DOM
10. 2026-06-07
    days on market $119,000 Active 188 DOM
11. 2026-06-05
    days on market $119,000 Active 185 DOM
12. 2026-06-03
    days on market $119,000 Active 184 DOM
13. 2026-06-02
    days on market $119,000 Active 183 DOM
14. 2026-06-01
    days on market $119,000 Active 182 DOM
15. 2026-05-31
    days on market $119,000 Active 181 DOM
16. 2026-05-30
    days on market $119,000 Active 180 DOM
17. 2026-02-13
    listed $119,000 Active 997-char remark

    Show marketing remark (997 chars)

    Prime Corner Lot Opportunity! Located on a quiet corner of a cul-de-sac, this property offers outstanding potential for the savvy investor or remodel enthusiast. The home is tenant-occupied, providing immediate income while you plan updates or long-term improvements. Inside, you’ll find a spacious primary suite complete with a large sitting room, offering excellent flexibility for redesign or expansion. The layout provides plenty of room to reimagine the space to match today’s modern styles. A standout feature is the on-site workshop, perfect for storage, projects, or future conversion options. The home sits on a huge corner lot, giving you generous outdoor space and endless possibilities for landscaping, additions, or enhanced curb appeal. All of this in a highly convenient location close to major shopping malls, dining, and everyday amenities. With the right vision and renovation, this property could truly shine—don’t miss out on this fantastic opportunity!

18. 2026-02-13
    price $119,000 997-char remark

    Show marketing remark (997 chars)

    Prime Corner Lot Opportunity! Located on a quiet corner of a cul-de-sac, this property offers outstanding potential for the savvy investor or remodel enthusiast. The home is tenant-occupied, providing immediate income while you plan updates or long-term improvements. Inside, you’ll find a spacious primary suite complete with a large sitting room, offering excellent flexibility for redesign or expansion. The layout provides plenty of room to reimagine the space to match today’s modern styles. A standout feature is the on-site workshop, perfect for storage, projects, or future conversion options. The home sits on a huge corner lot, giving you generous outdoor space and endless possibilities for landscaping, additions, or enhanced curb appeal. All of this in a highly convenient location close to major shopping malls, dining, and everyday amenities. With the right vision and renovation, this property could truly shine—don’t miss out on this fantastic opportunity!

19. 2026-02-03
    historical 997-char remark

    Show marketing remark (997 chars)

    Prime Corner Lot Opportunity! Located on a quiet corner of a cul-de-sac, this property offers outstanding potential for the savvy investor or remodel enthusiast. The home is tenant-occupied, providing immediate income while you plan updates or long-term improvements. Inside, you’ll find a spacious primary suite complete with a large sitting room, offering excellent flexibility for redesign or expansion. The layout provides plenty of room to reimagine the space to match today’s modern styles. A standout feature is the on-site workshop, perfect for storage, projects, or future conversion options. The home sits on a huge corner lot, giving you generous outdoor space and endless possibilities for landscaping, additions, or enhanced curb appeal. All of this in a highly convenient location close to major shopping malls, dining, and everyday amenities. With the right vision and renovation, this property could truly shine—don’t miss out on this fantastic opportunity!

20. 2025-11-21
    listed $110,000 Active 997-char remark

    Show marketing remark (997 chars)

    Prime Corner Lot Opportunity! Located on a quiet corner of a cul-de-sac, this property offers outstanding potential for the savvy investor or remodel enthusiast. The home is tenant-occupied, providing immediate income while you plan updates or long-term improvements. Inside, you’ll find a spacious primary suite complete with a large sitting room, offering excellent flexibility for redesign or expansion. The layout provides plenty of room to reimagine the space to match today’s modern styles. A standout feature is the on-site workshop, perfect for storage, projects, or future conversion options. The home sits on a huge corner lot, giving you generous outdoor space and endless possibilities for landscaping, additions, or enhanced curb appeal. All of this in a highly convenient location close to major shopping malls, dining, and everyday amenities. With the right vision and renovation, this property could truly shine—don’t miss out on this fantastic opportunity!

21. 2002-07-01
    listed $47,500

ⓘ 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: $2,802 · $234/mo
• Projected year-2 tax: $2,802 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $14,832
• − Mortgage interest: −$6,666
• − Property taxes: −$2,802
• − Insurance: −$595
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,462
• Taxable loss: −$1,066
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,087/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: Corpus Christi ISD
• NCES district ID: 4815270
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $45,672
• Composite: 28.27/100
• National rank: #6793
• State rank: #562 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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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: Majority Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 1%

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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

+150.5% since first listed

5 events — show timeline

• 2026-02-13 Listed $119,000 CBMLS
• 2026-02-13 Price Changed $119,000 CBMLS
• 2026-02-03 Delisted — CBMLS
• 2025-11-21 Listed $110,000 CBMLS
• 2002-07-01 Listed $47,500 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $2,802 · +5.5% YoY. Source: county tax records.