9570 Waxwing St · Corpus Christi, TX 78418

$150,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 61 Days on market

Built 1981 5,998 sqft lot $89/sqft · 31% below area Est $217k · 31% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking! This 3-bedroom, 2-bathroom home with an additional flex room is full of potential and ready for your vision. Whether you’re an investor looking for your next flip, a buy-and-hold rental, or a first-time buyer eager to create your dream home, this property offers endless possibilities. With a functional layout and solid bones, this home is ready for your personal touch. Inside, you’ll find a generously sized living area with vaulted ceilings and a cozy fireplace, creating the perfect foundation for a warm and inviting space. The kitchen and dining area offer plenty of room for updates and modernization, while the extra bonus room provides flexibility for a home office, game room, or even a potential fourth bedroom. The exterior features a large backyard with ample space for entertaining, pets, or future outdoor improvements, along with a driveway and a one-car garage for convenient parking and storage. A portion of the garage has been partially converted but is not fully finished or separated, offering flexibility for future use or customization. Located in Flour Bluff, the home is just minutes from everyday conveniences like H-E-B, restaurants, and shopping, with easy access to major roadways for quick trips into town or out to the island. The property is also conveniently located near Flour Bluff ISD schools, making it a great option for those looking to be close to local schools. The home is equipped with solar panels that will be paid off at closing, allowing the new owner to enjoy energy efficiency and long-term savings without the added expense. Being sold as-is and in need of TLC, this property presents an excellent opportunity to add value and maximize its full potential—whether you’re looking to flip, rent, or make it your own. Don’t miss your chance to turn this property into something special!

Key facts

• One-car garage
• Large backyard
• Solar panels

Tags

• LARGE BACKYARD
• ONE-CAR GARAGE
• SOLAR PANELS
• CLOSE TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-27 ($-330/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 703 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% 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 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.97
• GRM: 7.9

CMA / ARV

• ARV (median comp): $217,316
• List price: $150,000
• Delta: -30.98%
• 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
9566 Waxwing St	0.01mi	4/2.0 (+1)	1,673 (-0%)	3mo	$237,000	$142	92
9414 Waxwing St	0.14mi	3/2.0	1,545 (-8%)	1mo	$274,900	$178	79
905 Red Poll	0.12mi	3/2.0	1,828 (+9%)	9mo	$219,900	$120	72
9525 Lovebird St	0.19mi	3/2.0	1,530 (-9%)	8mo	$195,017	$127	70
918 Crossbill St	0.25mi	3/2.0	1,476 (-12%)	4mo	$230,000	$156	65
913 Knot	0.16mi	3/2.0	1,449 (-14%)	6mo	$229,000	$158	64
9574 Blue Jay St	0.08mi	4/2.0 (+1)	1,477 (-12%)	13mo	$265,000	$179	60
814 Quetzal St	0.08mi	3/2.0	1,459 (-13%)	18mo	$179,900	$123	60
1225 Jonnell St	0.75mi	3/2.0	1,782 (+6%)	3mo	$250,000	$140	53
9491 Quetzal St	0.31mi	3/2.0	1,454 (-14%)	13mo	$135,000	$93	52
958 Oriole St	0.32mi	3/2.0	1,546 (-8%)	24mo	$329,900	$213	52
1201 Central St	0.66mi	3/2.0	1,599 (-5%)	21mo	$249,900	$156	44

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-30,540
• Equity at exit: $22,365

10-year hold

• IRR: -28.5%
• Equity multiple: -0.10×
• Total profit: $-46,137
• Equity at exit: $12,969

Cash invested: $42,000 (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 78418

• Rents YoY: -0.6%
• Active inventory: 703
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$787
• Tax from tax record: −$434 /mo · $5,208/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-27

Break-even live

Break-even rent $1,624

Max offer price $145,143

Occupancy floor 97%

Sensitivity live

Price	-10% $57	-5% $15	+0% $-27	+5% $-70	+10% $-112
Rent	-10% $-153	-5% $-90	+0% $-27	+5% $35	+10% $98
Rate	-1.0pp $48	-0.5pp $11	base $-27	+0.5pp $-66	+1.0pp $-106

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Baywood Ln Corpus Christi, TX	4.0	2.0	1302	$1,500	$1.15	46d	1	0.56mi
1401 Dewitt St Corpus Christi, TX	3.0	2.0	1168	$1,495	$1.28	46d	1	0.61mi
10305 Compton Rd Unit 705 Corpus Christi, TX	2.0	1.0	1080	$1,125	$1.04	46d	1	1.12mi
10329 Compton Rd Unit 508 Corpus Christi, TX	2.0	1.0	1080	$975	$0.90	16d	1	1.15mi
10333 Compton Rd Corpus Christi, TX	2.0	1.0	1080	$975	$0.90	16d	1	1.15mi
1302 Waldron Rd Unit 102 Corpus Christi, TX	2.0	1.0	1080	$1,250	$1.16	46d	1	1.17mi
1306 Waldron Rd Apt 202 Corpus Christi, TX	2.0	1.0	1080	$1,075	$1.00	46d	1	1.19mi
1314 Waldron Rd Unit 108 Corpus Christi, TX	2.0	1.0	1080	$975	$0.90	46d	1	1.22mi
1314 Waldron Rd Unit 105 Corpus Christi, TX	2.0	1.0	1080	$1,075	$1.00	16d	1	1.22mi

Listing history 20 events

1. 2026-06-15
   statusdays on market $150,000 Pending 61 DOM
2. 2026-06-14
   days on market $150,000 Active 60 DOM
3. 2026-06-13
   days on market $150,000 Active 59 DOM
4. 2026-06-10
   pricedays on market $150,000 Active 57 DOM
5. 2026-06-09
   days on market $160,000 Active 56 DOM
6. 2026-06-08
   days on market $160,000 Active 55 DOM
7. 2026-06-07
   pricedays on market $160,000 Active 54 DOM
8. 2026-06-03
   days on market $170,000 Active 50 DOM
9. 2026-06-02
   days on market $170,000 Active 49 DOM
10. 2026-06-01
    days on market $170,000 Active 48 DOM
11. 2026-05-31
    days on market $170,000 Active 47 DOM
12. 2026-05-30
    days on market $170,000 Active 46 DOM
13. 2026-04-14
    price $170,000 1889-char remark

    Show marketing remark (1889 chars)

    Opportunity is knocking! This 3-bedroom, 2-bathroom home with an additional flex room is full of potential and ready for your vision. Whether you’re an investor looking for your next flip, a buy-and-hold rental, or a first-time buyer eager to create your dream home, this property offers endless possibilities. With a functional layout and solid bones, this home is ready for your personal touch. Inside, you’ll find a generously sized living area with vaulted ceilings and a cozy fireplace, creating the perfect foundation for a warm and inviting space. The kitchen and dining area offer plenty of room for updates and modernization, while the extra bonus room provides flexibility for a home office, game room, or even a potential fourth bedroom. The exterior features a large backyard with ample space for entertaining, pets, or future outdoor improvements, along with a driveway and a one-car garage for convenient parking and storage. A portion of the garage has been partially converted but is not fully finished or separated, offering flexibility for future use or customization. Located in Flour Bluff, the home is just minutes from everyday conveniences like H-E-B, restaurants, and shopping, with easy access to major roadways for quick trips into town or out to the island. The property is also conveniently located near Flour Bluff ISD schools, making it a great option for those looking to be close to local schools. The home is equipped with solar panels that will be paid off at closing, allowing the new owner to enjoy energy efficiency and long-term savings without the added expense. Being sold as-is and in need of TLC, this property presents an excellent opportunity to add value and maximize its full potential—whether you’re looking to flip, rent, or make it your own. Don’t miss your chance to turn this property into something special!

14. 2026-04-14
    listed $185,000 Active 1889-char remark

    Show marketing remark (1889 chars)

    Opportunity is knocking! This 3-bedroom, 2-bathroom home with an additional flex room is full of potential and ready for your vision. Whether you’re an investor looking for your next flip, a buy-and-hold rental, or a first-time buyer eager to create your dream home, this property offers endless possibilities. With a functional layout and solid bones, this home is ready for your personal touch. Inside, you’ll find a generously sized living area with vaulted ceilings and a cozy fireplace, creating the perfect foundation for a warm and inviting space. The kitchen and dining area offer plenty of room for updates and modernization, while the extra bonus room provides flexibility for a home office, game room, or even a potential fourth bedroom. The exterior features a large backyard with ample space for entertaining, pets, or future outdoor improvements, along with a driveway and a one-car garage for convenient parking and storage. A portion of the garage has been partially converted but is not fully finished or separated, offering flexibility for future use or customization. Located in Flour Bluff, the home is just minutes from everyday conveniences like H-E-B, restaurants, and shopping, with easy access to major roadways for quick trips into town or out to the island. The property is also conveniently located near Flour Bluff ISD schools, making it a great option for those looking to be close to local schools. The home is equipped with solar panels that will be paid off at closing, allowing the new owner to enjoy energy efficiency and long-term savings without the added expense. Being sold as-is and in need of TLC, this property presents an excellent opportunity to add value and maximize its full potential—whether you’re looking to flip, rent, or make it your own. Don’t miss your chance to turn this property into something special!

15. 2013-04-10
    soldstatus
16. 2004-05-05
    soldstatus
17. 2004-05-05
    soldstatus
18. 2004-04-30
    soldstatus 306-char remark

    Show marketing remark (306 chars)

    Nice 3/2/2 with fireplace. .. Cathedral ceiling in living room and master bedroom. Hm has an extra room off of dining room. Has has recently been painted. Seller is ready to sell. Seller offering to help with closing or carpet allowance. Back yard to be worked on and fence to be repaired prior to closing.

19. 2003-09-19
    listed $88,900 306-char remark

    Show marketing remark (306 chars)

    Nice 3/2/2 with fireplace. .. Cathedral ceiling in living room and master bedroom. Hm has an extra room off of dining room. Has has recently been painted. Seller is ready to sell. Seller offering to help with closing or carpet allowance. Back yard to be worked on and fence to be repaired prior to closing.

20. 1997-12-02
    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: $5,208 · $434/mo
• Projected year-2 tax: $5,208 · $434/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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $19,073
• − Mortgage interest: −$8,402
• − Property taxes: −$5,208
• − Insurance: −$750
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,364
• Taxable loss: −$2,703
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $319/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: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 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): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 808.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• 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

+91.2% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $170,000 CBMLS
• 2026-04-14 Listed $185,000 CBMLS
• 2013-04-10 Sold (Public Records) — Public Records
• 2004-05-05 Sold (Public Records) — Public Records
• 2004-05-05 Sold (Public Records) — Public Records
• 2004-04-30 Sold (MLS) — CBMLS
• 2003-09-19 Listed $88,900 CBMLS
• 1997-12-02 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,208 · +22.0% YoY. Source: county tax records.