8149 Stillwell · Corpus Christi, TX 78409

$89,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 16 Days on market

Built 1971 7,501 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This could be the investment property you are looking for!!! Lots of square footage for the price. Needs TLC. This one will not last long!!!

Key facts

• Central ac
• Large lot
• New roof

Tags

• LARGE LOT
• NEW ROOF
• CENTRAL AC

Property features AI

Exterior

• Parking: 2-car garage (covered)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Pillar/post/pier foundation; Shingle roof; Wood siding exterior
• Construction: Built with wood siding
• Exterior features: Outdoor storage

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No notable built-in interior features listed
• Laundry & utility: Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• Tuloso-Midway ISD (urban): math 33% / reading 46% proficiency, ranked #408 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.1% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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: property tax is 2.9% of price.
• Climate carrying-cost: 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.99% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $193,356
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Cherokee St	0.31mi	3/2.0	1,522 (+3%)	1mo	$199,000	$131	80
8125 Douglas Dr	0.28mi	3/2.0	1,430 (-3%)	3mo	$119,999	$84	79
1633 Main Dr	0.23mi	3/2.0	1,480 (+0%)	15mo	$140,000	$95	76
8121 Douglas Dr	0.28mi	3/2.0	1,456 (-1%)	13mo	$226,000	$155	73
8145 Barrogate Dr	0.22mi	3/2.0	1,292 (-12%)	19mo	$230,000	$178	53

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

Projected returns pro-forma

3.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.20×
• Total profit: $54,911
• Equity at exit: $40,700

10-year hold

• IRR: 38.7%
• Equity multiple: 6.37×
• Total profit: $133,923
• Equity at exit: $63,259

Cash invested: $24,920 (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 78409

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $682

Break-even live

Break-even rent $911

Max offer price $89,000

Occupancy floor 57%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $89,000 Active 16 DOM
2. 2026-06-17
   days on market $89,000 Active 15 DOM
3. 2026-06-16
   days on market $89,000 Active 14 DOM
4. 2026-06-15
   days on market $89,000 Active 13 DOM
5. 2026-06-14
   days on market $89,000 Active 11 DOM
6. 2026-06-13
   days on market $89,000 Active 10 DOM
7. 2026-06-10
   days on market $89,000 Active 8 DOM
8. 2026-06-09
   days on market $89,000 Active 7 DOM
9. 2026-06-08
   days on market $89,000 Active 6 DOM
10. 2026-06-07
    days on market $89,000 Active 5 DOM
11. 2026-06-03
    remarks 150-char remark
12. 2026-06-03
    listed $89,000 Active 1 DOM

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,593 · $216/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $21,300
• − Mortgage interest: −$4,985
• − Property taxes: −$2,593
• − Insurance: −$445
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$2,589
• Taxable income: $7,279
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,441/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: Tuloso-Midway ISD
• NCES district ID: 4843350
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $53,078
• Composite: 34.33/100
• National rank: #5235
• State rank: #408 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
• City population: 296,836
• Population (ZIP): 2,504

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 43% White 25% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 1%
• Foreign-born: 14% · Canada, Guatemala
• Languages at home: 60% English-only · Spanish 39%

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: ▲ 3.14%
• Current HPI: 164.8665
• Rent YoY: —
• Metro: —
• 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

+36.9% since first listed

9 events — show timeline

• 2026-06-02 Listed $89,000 CBMLS
• 2023-01-24 Sold (Public Records) — Public Records
• 2017-04-07 Sold (Public Records) — Public Records
• 2017-04-06 Delisted — CBMLS
• 2017-04-05 Sold (MLS) — CBMLS
• 2017-03-20 Pending — CBMLS
• 2017-03-14 Price Changed $50,000 CBMLS
• 2016-11-29 Price Changed $55,000 CBMLS
• 2016-11-12 Listed $65,000 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $2,593 · +14.9% YoY. Source: county tax records.