8149 Stillwell · Corpus Christi, TX 78409

$89,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 114 Days on market

Built 1971 Fair condition 7,501 sqft lot 2-car garage $60/sqft · 55% below area

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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
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($13k/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: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 3.9% 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.
• Zoned schools: Tuloso-Midway Int (math 35% / reading 45%, grade F, #1,514 of 4,322 statewide, top 36%, 890 students, 66% FRL); Tuloso-Midway Middle (math 33% / reading 44%, grade F, #704 of 1,662 statewide, top 43%, 801 students, 64% FRL); Tuloso-Midway H S (math 23% / reading 54%, grade F, #866 of 1,632 statewide, top 54%, 1,062 students, 57% FRL).
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ~2 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 114 days — a 9% lower offer ($81k) 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.58% ✓
• Cap rate: 21.09%
• Cash-on-cash: 52.83%
• DSCR: 3.35
• GRM: 3.2

CMA / ARV

• ARV (median comp): $199,000
• List price: $89,000
• Delta: -55.28%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

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%)	4mo	$199,000	$131	77
8125 Douglas Dr	0.28mi	3/2.0	1,430 (-3%)	6mo	$119,999	$84	77
1633 Main Dr	0.23mi	3/2.0	1,480 (+0%)	19mo	$140,000	$95	73
8121 Douglas Dr	0.28mi	3/2.0	1,456 (-1%)	16mo	$226,000	$155	71
8145 Barrogate Dr	0.22mi	3/2.0	1,292 (-12%)	22mo	$230,000	$178	50

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: 58.1%
• Equity multiple: 4.26×
• Total profit: $81,336
• Equity at exit: $40,700

10-year hold

• IRR: 57.6%
• Equity multiple: 8.66×
• Total profit: $190,981
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 4 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78409

• Home prices YoY: 1.9%
• Active inventory: 33
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,097

Break-even live

Break-even rent $911

Max offer price $89,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,147	-5% $1,122	+0% $1,097	+5% $1,072	+10% $1,047
Rent	-10% $915	-5% $1,006	+0% $1,097	+5% $1,188	+10% $1,279
Rate	-1.0pp $1,142	-0.5pp $1,120	base $1,097	+0.5pp $1,074	+1.0pp $1,051

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Main Dr Corpus Christi, TX	4.0	1.0	1700	$2,300	$1.35	0d	1	0.76mi

Property features AI

Exterior

• Parking: 2-car garage (covered)
• Utilities: Public waterPublic sewer
• Home design: Single-story homePillar/post/pier foundationShingle roofWood siding exterior
• Construction: Built with wood siding
• Exterior features: Outdoor storage

Interior

• Kitchen: Electric ovenElectric range
• Flooring: Hardwood flooringLaminate 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

Listing history 50 events

1. 2026-09-24
   days on market $89,000 Active 114 DOM
2. 2026-09-23
   days on market $89,000 Active 113 DOM
3. 2026-09-22
   days on market $89,000 Active 112 DOM
4. 2026-09-21
   days on market $89,000 Active 111 DOM
5. 2026-09-20
   days on market $89,000 Active 110 DOM
6. 2026-09-18
   days on market $89,000 Active 108 DOM
7. 2026-09-17
   days on market $89,000 Active 107 DOM
8. 2026-09-16
   days on market $89,000 Active 106 DOM
9. 2026-09-15
   days on market $89,000 Active 105 DOM
10. 2026-09-14
    days on market $89,000 Active 104 DOM
11. 2026-09-13
    days on market $89,000 Active 103 DOM
12. 2026-09-12
    days on market $89,000 Active 102 DOM
13. 2026-09-11
    days on market $89,000 Active 101 DOM
14. 2026-09-05
    days on market $89,000 Active 95 DOM
15. 2026-09-04
    days on market $89,000 Active 94 DOM
16. 2026-09-03
    days on market $89,000 Active 93 DOM
17. 2026-08-31
    days on market $89,000 Active 90 DOM
18. 2026-08-30
    days on market $89,000 Active 89 DOM
19. 2026-08-29
    days on market $89,000 Active 88 DOM
20. 2026-08-28
    days on market $89,000 Active 87 DOM
21. 2026-08-27
    days on market $89,000 Active 86 DOM
22. 2026-08-26
    days on market $89,000 Active 85 DOM
23. 2026-08-25
    days on market $89,000 Active 84 DOM
24. 2026-08-24
    days on market $89,000 Active 83 DOM
25. 2026-08-23
    days on market $89,000 Active 82 DOM
26. 2026-08-22
    days on market $89,000 Active 81 DOM
27. 2026-08-21
    days on market $89,000 Active 80 DOM
28. 2026-08-20
    days on market $89,000 Active 79 DOM
29. 2026-08-19
    days on market $89,000 Active 78 DOM
30. 2026-08-18
    days on market $89,000 Active 77 DOM
31. 2026-08-17
    days on market $89,000 Active 76 DOM
32. 2026-08-16
    days on market $89,000 Active 75 DOM
33. 2026-08-15
    days on market $89,000 Active 74 DOM
34. 2026-08-14
    days on market $89,000 Active 73 DOM
35. 2026-08-13
    days on market $89,000 Active 72 DOM
36. 2026-08-12
    days on market $89,000 Active 71 DOM
37. 2026-08-11
    days on market $89,000 Active 70 DOM
38. 2026-08-10
    days on market $89,000 Active 69 DOM
39. 2026-08-09
    days on market $89,000 Active 68 DOM
40. 2026-08-08
    days on market $89,000 Active 67 DOM
41. 2026-08-07
    days on market $89,000 Active 66 DOM
42. 2026-08-06
    days on market $89,000 Active 65 DOM
43. 2026-08-05
    days on market $89,000 Active 64 DOM
44. 2026-08-04
    days on market $89,000 Active 63 DOM
45. 2026-08-03
    days on market $89,000 Active 62 DOM
46. 2026-07-31
    days on market $89,000 Active 59 DOM
47. 2026-07-29
    days on market $89,000 Active 57 DOM
48. 2026-07-27
    days on market $89,000 Active 55 DOM
49. 2026-07-25
    days on market $89,000 Active 53 DOM
50. 2026-07-24
    days on market $89,000 Active 52 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,600
• − Mortgage interest: −$4,985
• − Property taxes: −$2,593
• − Insurance: −$445
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$2,589
• Taxable income: $12,571
• Est. tax owed @ 24.0%: −$3,017
• After-tax cash flow: $10,148/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $36,900–$66,420 screening

This single-family home requires moderate exterior repairs and maintenance to improve its curb appeal and value. New roof and central AC/heat are in place.

Components & finishes AI

Roof asphalt shingle · aged

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Signs of significant wear and potential damage
• Major Windows (windows) — Visible damage and potential leaks
• Major Electrical (electrical) — Older style and visible wear
• Major Exterior (exterior) — Peeling paint and structural issues

Repairs flagged

• Major exterior siding — Significant peeling and wear
• Major exterior paint — Peeling and faded paint
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both prune landscaping — Neat landscaping improves curb appeal and value ↑
• Both repair and paint exterior siding — Fresh paint and repairs improve curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Tuloso-Midway Pri Middle Tuloso-Midway Middle F TX #704/1,662 Nat'l #6,453/14,009 High Tuloso-Midway H S F TX #866/1,632 Nat'l #8,796/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 2,504
• Household income: $62,813
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: 2-car garage (covered)
• Utilities: Public waterPublic sewer
• Home design: Single-story homePillar/post/pier foundationShingle roofWood siding exterior
• Construction: Built with wood siding
• Exterior features: Outdoor storage

Interior

• Kitchen: Electric ovenElectric range
• Flooring: Hardwood flooringLaminate 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

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.