914 Susan Dr · Corpus Christi, TX 78412

$149,000

4 bd · 1.0 ba · 1,978 sqft · SingleFamily public records · 65 Days on market

Built 1955 6,991 sqft lot $75/sqft · 25% below area Est $199k · 25% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price REDUCED- 4 bedroom 1 bathe with office or media room. Lots of space in this home. Does need some TLC. Large kitchen area. You'll have your own dinning room. You can have an office or workout room. Back yard is spacious. INVESTORS- this property can be a great investment rental. Great area of town. Seller is will to help FHA qualified buyers. Come take a look if you're looking for lots of rooms and space at a great price. SELLER IS LOOKING AT ALL OFFERS. investors welcome. Great cash flow potential.

Key facts

• 6,991 sq ft lot
• Built 1955
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 soft (-1.5%/yr); 207 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 38% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.31% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (median comp): $199,142
• List price: $149,000
• Delta: -25.18%
• 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
533 Parade Dr	0.55mi	4/2.0	2,017 (+2%)	1mo	$250,000	$124	66
933 Egyptian Dr	0.34mi	4/2.0	2,122 (+7%)	4mo	$329,500	$155	64
1118 Stratton Dr	0.40mi	3/2.0 (-1)	1,837 (-7%)	4mo	$279,500	$152	57
479 Homecrest St	0.65mi	3/2.0 (-1)	1,918 (-3%)	0mo	$139,995	$73	55
484 Palmetto St	0.65mi	3/2.0 (-1)	2,013 (+2%)	6mo	$269,900	$134	52
466 Palmetto St	0.70mi	3/2.0 (-1)	1,956 (-1%)	8mo	$329,900	$169	50
445 Haroldson Dr	0.70mi	3/2.0 (-1)	1,893 (-4%)	5mo	$205,900	$109	47
534 Parade Dr	0.57mi	3/2.0 (-1)	1,724 (-13%)	3mo	$219,900	$128	40
513 Poenisch Dr	0.60mi	4/2.0	2,273 (+15%)	5mo	$299,900	$132	39
450 Poenisch Dr	0.72mi	3/2.0 (-1)	2,236 (+13%)	4mo	$325,000	$145	33
450 University Dr	0.72mi	3/2.0 (-1)	2,266 (+15%)	2mo	$339,000	$150	32
6721 Sahara Dr	0.69mi	4/2.5	2,252 (+14%)	11mo	$325,000	$144	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.02×
• Total profit: $1,000
• Equity at exit: $22,216

10-year hold

• IRR: 6.9%
• Equity multiple: 1.45×
• Total profit: $18,661
• Equity at exit: $12,883

Cash invested: $41,720 (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 78412

• Rents YoY: -1.5%
• Active inventory: 207
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$781
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $484

Break-even live

Break-even rent $1,336

Max offer price $149,000

Occupancy floor 70%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
857 Belmeade Dr Corpus Christi, TX	3.0	2.0	1573	$1,800	$1.14	43d	1	0.60mi
449 Parade Dr Corpus Christi, TX	4.0	2.0	2085	$1,895	$0.91	13d	1	0.74mi
441 Montclair Dr Corpus Christi, TX	3.0	2.0	2271	$2,200	$0.97	13d	1	0.75mi
6433 Aspenwood Dr Corpus Christi, TX	3.0	2.0	1465	$1,750	$1.19	43d	1	1.00mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	13d	1	1.02mi
1066 Burkshire Dr Corpus Christi, TX	3.0	2.0	2063	$1,900	$0.92	44d	1	1.13mi
6629 Rhine Dr Unit A Corpus Christi, TX	3.0	2.0	1350	$1,695	$1.26	13d	1	1.23mi
6530 Ample Arbor Ct Corpus Christi, TX	3.0	2.5	2256	$2,400	$1.06	43d	1	1.23mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$2,204	$1.74	13d	17	1.29mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	21d	1	1.32mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	13d	1	1.32mi
16 Rock Creek Dr Corpus Christi, TX	3.0	2.5	2450	$1,950	$0.80	21d	1	1.33mi
16 Rock Creek Dr #16 Corpus Christi, TX	3.0	3.0	2450	$1,955	$0.80	21d	1	1.33mi
6845 Rhine Dr Corpus Christi, TX	3.0	1.5	1518	$1,695	$1.12	43d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $149,000 Active 65 DOM
2. 2026-06-17
   days on market $149,000 Active 64 DOM
3. 2026-06-16
   days on market $149,000 Active 63 DOM
4. 2026-06-15
   days on market $149,000 Active 62 DOM
5. 2026-06-14
   days on market $149,000 Active 60 DOM
6. 2026-06-10
   days on market $149,000 Active 57 DOM
7. 2026-06-09
   days on market $149,000 Active 56 DOM
8. 2026-06-08
   days on market $149,000 Active 55 DOM
9. 2026-06-07
   days on market $149,000 Active 54 DOM
10. 2026-06-05
    days on market $149,000 Active 51 DOM
11. 2026-06-03
    days on market $149,000 Active 50 DOM
12. 2026-06-02
    days on market $149,000 Active 49 DOM
13. 2026-06-01
    days on market $149,000 Active 48 DOM
14. 2026-05-31
    days on market $149,000 Active 47 DOM
15. 2026-05-30
    days on market $149,000 Active 46 DOM
16. 2026-05-02
    price $149,000 509-char remark

    Show marketing remark (509 chars)

    Price REDUCED- 4 bedroom 1 bathe with office or media room. Lots of space in this home. Does need some TLC. Large kitchen area. You'll have your own dinning room. You can have an office or workout room. Back yard is spacious. INVESTORS- this property can be a great investment rental. Great area of town. Seller is will to help FHA qualified buyers. Come take a look if you're looking for lots of rooms and space at a great price. SELLER IS LOOKING AT ALL OFFERS. investors welcome. Great cash flow potential.

17. 2026-04-10
    listed $159,500 Active 509-char remark

    Show marketing remark (509 chars)

    Price REDUCED- 4 bedroom 1 bathe with office or media room. Lots of space in this home. Does need some TLC. Large kitchen area. You'll have your own dinning room. You can have an office or workout room. Back yard is spacious. INVESTORS- this property can be a great investment rental. Great area of town. Seller is will to help FHA qualified buyers. Come take a look if you're looking for lots of rooms and space at a great price. SELLER IS LOOKING AT ALL OFFERS. investors welcome. Great cash flow potential.

18. 2017-08-31
    soldstatus
19. 2014-04-25
    soldstatus
20. 2014-04-22
    soldstatus
21. 2008-07-31
    soldstatus
22. 2008-07-16
    soldstatus 44-char remark

    Show marketing remark (44 chars)

    SOLD IN AS WHERE IS CONDITION. .. MAKE OFFER

23. 2008-01-14
    listed $49,900 44-char remark

    Show marketing remark (44 chars)

    SOLD IN AS WHERE IS CONDITION. .. MAKE OFFER

24. 2006-09-14
    soldstatus
25. 2006-09-12
    soldstatus
26. 2006-04-17
    listed $55,000
27. 2005-01-17
    listed $49,900

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$185/yr (+$15/mo · 7.3%)

ⓘ 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) · 37% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $23,377
• − Mortgage interest: −$8,346
• − Property taxes: −$2,542
• − Insurance: −$745
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$4,335
• Taxable income: $3,669
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $4,924/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% Vietnamese 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

+198.6% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $149,000 CBMLS
• 2026-04-10 Listed $159,500 CBMLS
• 2017-08-31 Sold (Public Records) — Public Records
• 2014-04-25 Sold (Public Records) — Public Records
• 2014-04-22 Sold (Public Records) — Public Records
• 2008-07-31 Sold (Public Records) — Public Records
• 2008-07-16 Sold (MLS) — CBMLS
• 2008-01-14 Listed $49,900 CBMLS
• 2006-09-14 Sold (Public Records) — Public Records
• 2006-09-12 Sold (MLS) — CBMLS
• 2006-04-17 Listed $55,000 CBMLS
• 2005-01-17 Listed $49,900 CBMLS

Property tax history

-0.2%/yr

Latest (2025): $2,542 · -32.8% YoY. Source: county tax records.