4622 Nicholson St · Corpus Christi, TX 78415

$109,900

2 bd · 1.0 ba · 721 sqft · SingleFamily public records · 71 Days on market

Built 1954 5,998 sqft lot $152/sqft · 19% below area Est $136k · 19% under ↓ 18% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled and move-in ready, this 2-bedroom, 1-bath home offers a fresh, modern feel with thoughtful updates throughout. Features include all new flooring, brand-new appliances, and a beautifully updated kitchen and bathroom. The open-concept layout creates a comfortable flow for everyday living, while the large backyard provides plenty of space for outdoor enjoyment or future possibilities. Priced to sell, this is a great opportunity to own a turnkey home at an attractive price—don’t miss it.

Key facts

• Remodeled
• New flooring
• New appliances

Tags

• REMODELED
• NEW FLOORING
• NEW APPLIANCES
• UPDATED KITCHEN
• UPDATED BATHROOM
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (7.4% below list).
• Recommended offer: $102k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+2.3%/yr); 434 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,715 (7.4% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $136,468
• List price: $109,900
• Delta: -19.47%
• 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
4625 Cosner Dr	0.35mi	2/1.0	752 (+4%)	4mo	$174,900	$233	73
4313 Nicholson St	0.33mi	2/1.0	812 (+13%)	1mo	$79,500	$98	62
4633 Evelyn St	0.46mi	2/1.0	780 (+8%)	4mo	$159,999	$205	62
4830 Kendall Dr	0.36mi	2/1.0	771 (+7%)	18mo	$149,900	$194	56
3605 Chestnut St	0.72mi	2/1.0	775 (+8%)	1mo	$129,990	$168	53
4049 Green Grove Dr	0.60mi	2/1.0	765 (+6%)	11mo	$142,500	$186	53
4325 Kirkwood Dr	0.53mi	2/1.0	812 (+13%)	4mo	$139,900	$172	51
4402 Naples St	0.70mi	2/1.0	760 (+5%)	13mo	$159,900	$210	48
4841 Kendall Dr	0.40mi	2/1.0	815 (+13%)	18mo	$163,900	$201	45
4805 Hakel	0.34mi	2/1.0	824 (+14%)	22mo	$169,000	$205	42
4417 Ramsey St	0.59mi	2/1.0	816 (+13%)	13mo	$145,000	$178	39
4318 Ramsey St	0.64mi	2/1.0	786 (+9%)	21mo	$149,900	$191	38

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-11,667
• Equity at exit: $16,386

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-4,225
• Equity at exit: $9,502

Cash invested: $30,772 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$576
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $108

Break-even live

Break-even rent $881

Max offer price $109,900

Occupancy floor 84%

Sensitivity live

Price	-10% $170	-5% $139	+0% $108	+5% $77	+10% $45
Rent	-10% $27	-5% $67	+0% $108	+5% $148	+10% $188
Rate	-1.0pp $163	-0.5pp $136	base $108	+0.5pp $79	+1.0pp $50

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	45d	1	0.05mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	45d	1	0.05mi
2534 Johanna St Unit 7 Corpus Christi, TX	1.0	1.0	600	$645	$1.07	22d	1	0.93mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	45d	1	0.97mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	45d	1	0.97mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	45d	1	0.97mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	22d	1	0.99mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	15d	1	1.17mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	45d	2	1.27mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	45d	1	1.37mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	15d	1	1.37mi

Listing history 17 events

1. 2026-06-10
   days on market $109,900 Active 71 DOM
2. 2026-06-09
   days on market $109,900 Active 70 DOM
3. 2026-06-08
   days on market $109,900 Active 69 DOM
4. 2026-06-07
   days on market $109,900 Active 68 DOM
5. 2026-06-05
   pricedays on market $109,900 Active 65 DOM
6. 2026-06-03
   days on market $115,000 Active 64 DOM
7. 2026-06-02
   days on market $115,000 Active 63 DOM
8. 2026-06-01
   days on market $115,000 Active 62 DOM
9. 2026-05-31
   days on market $115,000 Active 61 DOM
10. 2026-05-30
    days on market $115,000 Active 60 DOM
11. 2026-04-27
    price $115,000 516-char remark

    Show marketing remark (516 chars)

    Fully remodeled and move-in ready, this 2-bedroom, 1-bath home offers a fresh, modern feel with thoughtful updates throughout. Features include all new flooring, brand-new appliances, and a beautifully updated kitchen and bathroom. The open-concept layout creates a comfortable flow for everyday living, while the large backyard provides plenty of space for outdoor enjoyment or future possibilities. Priced to sell, this is a great opportunity to own a turnkey home at an attractive price—don’t miss it.

12. 2026-03-30
    listed $119,900 Active 516-char remark

    Show marketing remark (516 chars)

    Fully remodeled and move-in ready, this 2-bedroom, 1-bath home offers a fresh, modern feel with thoughtful updates throughout. Features include all new flooring, brand-new appliances, and a beautifully updated kitchen and bathroom. The open-concept layout creates a comfortable flow for everyday living, while the large backyard provides plenty of space for outdoor enjoyment or future possibilities. Priced to sell, this is a great opportunity to own a turnkey home at an attractive price—don’t miss it.

13. 2026-02-17
    price $125,000
14. 2026-01-27
    price $129,900
15. 2025-12-18
    price $134,900
16. 2025-12-03
    listed $139,900 Active
17. 2024-06-10
    soldstatus

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$1,126/yr (+$94/mo · 127.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $12,206
• − Mortgage interest: −$6,156
• − Property taxes: −$885
• − Insurance: −$550
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$3,197
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,420/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

-17.8% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $115,000 CBMLS
• 2026-03-30 Listed $119,900 CBMLS
• 2026-02-17 Price Changed $125,000 CBMLS
• 2026-01-27 Price Changed $129,900 CBMLS
• 2025-12-18 Price Changed $134,900 CBMLS
• 2025-12-03 Listed $139,900 CBMLS
• 2024-06-10 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $885 · -52.6% YoY. Source: county tax records.