6218 Brewton Dr · Corpus Christi, TX 78415

$225,000

4 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 97 Days on market

Built 1979 7,701 sqft lot $135/sqft · 6% below area Est $238k · 6% 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).

• Cash flow +10.8/30.0
• ARV discount +10.0/15.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• 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

Welcome to this beautifully maintained 4-bedroom, 2-bath, 1-car garage home offering comfort, style, and functionality on a quiet street. This four-sided brick home provides durability and classic curb appeal while featuring thoughtful updates throughout. Step inside to a spacious living room highlighted by a cozy fireplace, perfect for relaxing evenings. The updated kitchen features butcher block countertops, a tiled backsplash, and modern appliances, creating a warm and inviting space for cooking and entertaining. The oversized primary suite offers a peaceful retreat with a large walk-in closet and dual undermount sinks in the primary bathroom, which also features granite countertops for a polished finish. Granite countertops continue in the additional bathroom, adding a touch of elegance throughout the home. Additional features include a dedicated workout room (in garage), abundant storage space, and an HVAC system replaced approximately three years ago for added peace of mind. Step outside to enjoy the private backyard gazebo, the perfect setting for outdoor gatherings, morning coffee, or evening relaxation. Located on a quiet street, this home blends comfort, updates, and outdoor charm. Schedule your showing today to experience everything this wonderful property has to offer.

Key facts

• Tiled backsplash
• Large walk in closet
• 7,701 sq ft lot

Tags

• FOUR SIDED BRICK HOME
• BUTCHER BLOCK COUNTERTOPS
• TILED BACKSPLASH
• OVERSIZED PRIMARY SUITE
• LARGE WALK IN CLOSET
• DUAL UNDERMOUNT SINKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (8.7% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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); 417 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 45% of the median local income ($55k/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 $2k of loan paydown is wiped out by about $7k 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 97 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $225k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $204,750 (9.0% 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 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 9.1

CMA / ARV

• ARV (median comp): $238,180
• List price: $225,000
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3658 Braeburn Dr	0.07mi	4/2.0	1,770 (+6%)	4mo	$240,000	$136	83
3917 Devonshire Dr	0.25mi	3/2.0 (-1)	1,736 (+4%)	1mo	$199,995	$115	76
6218 Londonderry Dr	0.10mi	3/2.0 (-1)	1,497 (-10%)	2mo	$230,000	$154	71
3610 Swiss Dr	0.44mi	4/2.0	1,593 (-5%)	4mo	$179,500	$113	68
3733 Mendenhall Dr	0.54mi	3/2.0 (-1)	1,709 (+2%)	2mo	$318,000	$186	64
6210 Olivia St	0.57mi	4/2.0	1,717 (+3%)	6mo	$302,930	$176	64
4053 Donaho Dr	0.49mi	3/2.0 (-1)	1,600 (-4%)	3mo	$269,900	$169	62
3506 Valhalla Dr	0.58mi	3/2.0 (-1)	1,621 (-3%)	5mo	$229,000	$141	59
4313 Braggs Dr	0.67mi	3/2.0 (-1)	1,779 (+6%)	2mo	$254,500	$143	51
3505 Crestside Dr	0.64mi	3/2.0 (-1)	1,480 (-12%)	6mo	$179,900	$122	42
3306 Hadi Dr	0.60mi	3/2.5 (-1)	1,470 (-12%)	6mo	$275,450	$187	40
2313 Restful	0.66mi	3/2.0 (-1)	1,425 (-15%)	3mo	$255,000	$179	37

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-44,339
• Equity at exit: $33,548

10-year hold

• IRR: -15.0%
• Equity multiple: 0.17×
• Total profit: $-52,231
• Equity at exit: $19,454

Cash invested: $63,000 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$454 /mo · $5,447/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-104

Break-even live

Break-even rent $2,187

Max offer price $206,638

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-40	+0% $-104	+5% $-168	+10% $-231
Rent	-10% $-266	-5% $-185	+0% $-104	+5% $-23	+10% $58
Rate	-1.0pp $9	-0.5pp $-47	base $-104	+0.5pp $-162	+1.0pp $-222

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6210 Brewton Dr Corpus Christi, TX	3.0	2.0	1618	$1,900	$1.17	45d	1	0.04mi
3802 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	1258	$2,319	$1.84	14d	1	0.19mi
4009 Donaho Dr Corpus Christi, TX	3.0	2.0	2187	$2,400	$1.10	44d	1	0.34mi
4114 Cork Dr Corpus Christi, TX	3.0	2.0	1296	$1,595	$1.23	14d	1	0.60mi
4154 Eagle Dr Corpus Christi, TX	3.0	2.0	1843	$1,950	$1.06	44d	1	0.82mi
4117 Monaco Dr Corpus Christi, TX	5.0	2.0	1483	$2,100	$1.42	14d	1	0.89mi
4406 Donegal Dr Corpus Christi, TX	3.0	2.0	1338	$1,800	$1.35	14d	1	0.91mi
4438 Donegal Dr Corpus Christi, TX	3.0	2.0	1628	$1,900	$1.17	14d	1	0.96mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	44d	1	1.01mi
6905 Aaron Dr Corpus Christi, TX	4.0	2.0	1550	$2,100	$1.35	14d	1	1.03mi
3102 Crestwater Dr Corpus Christi, TX	3.0	2.0	1173	$1,550	$1.32	44d	1	1.05mi
4610 Donegal Dr Corpus Christi, TX	4.0	2.0	2162	$2,150	$0.99	14d	1	1.06mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	22d	1	1.08mi
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	14d	1	1.23mi
97 Lake Shore Dr Corpus Christi, TX	3.0	2.5	2030	$1,895	$0.93	44d	1	1.25mi
4717 S Shea Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,695	$1.32	45d	1	1.30mi
4809 Goldeneye Dr Corpus Christi, TX	3.0	2.0	1885	$1,995	$1.06	14d	1	1.45mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	14d	1	1.46mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,570	$1.69	14d	16	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $225,000 Active 97 DOM
2. 2026-06-17
   days on market $225,000 Active 96 DOM
3. 2026-06-16
   days on market $225,000 Active 95 DOM
4. 2026-06-15
   days on market $225,000 Active 94 DOM
5. 2026-06-14
   days on market $225,000 Active 92 DOM
6. 2026-06-10
   days on market $225,000 Active 89 DOM
7. 2026-06-09
   days on market $225,000 Active 88 DOM
8. 2026-06-08
   days on market $225,000 Active 87 DOM
9. 2026-06-07
   days on market $225,000 Active 86 DOM
10. 2026-06-01
    days on market $225,000 Active 84 DOM
11. 2026-05-31
    days on market $225,000 Active 83 DOM
12. 2026-05-30
    days on market $225,000 Active 82 DOM
13. 2026-05-07
    price $225,000 1301-char remark

    Show marketing remark (1301 chars)

    Welcome to this beautifully maintained 4-bedroom, 2-bath, 1-car garage home offering comfort, style, and functionality on a quiet street. This four-sided brick home provides durability and classic curb appeal while featuring thoughtful updates throughout. Step inside to a spacious living room highlighted by a cozy fireplace, perfect for relaxing evenings. The updated kitchen features butcher block countertops, a tiled backsplash, and modern appliances, creating a warm and inviting space for cooking and entertaining. The oversized primary suite offers a peaceful retreat with a large walk-in closet and dual undermount sinks in the primary bathroom, which also features granite countertops for a polished finish. Granite countertops continue in the additional bathroom, adding a touch of elegance throughout the home. Additional features include a dedicated workout room (in garage), abundant storage space, and an HVAC system replaced approximately three years ago for added peace of mind. Step outside to enjoy the private backyard gazebo, the perfect setting for outdoor gatherings, morning coffee, or evening relaxation. Located on a quiet street, this home blends comfort, updates, and outdoor charm. Schedule your showing today to experience everything this wonderful property has to offer.

14. 2026-03-05
    listed $237,500 Active 1301-char remark

    Show marketing remark (1301 chars)

    Welcome to this beautifully maintained 4-bedroom, 2-bath, 1-car garage home offering comfort, style, and functionality on a quiet street. This four-sided brick home provides durability and classic curb appeal while featuring thoughtful updates throughout. Step inside to a spacious living room highlighted by a cozy fireplace, perfect for relaxing evenings. The updated kitchen features butcher block countertops, a tiled backsplash, and modern appliances, creating a warm and inviting space for cooking and entertaining. The oversized primary suite offers a peaceful retreat with a large walk-in closet and dual undermount sinks in the primary bathroom, which also features granite countertops for a polished finish. Granite countertops continue in the additional bathroom, adding a touch of elegance throughout the home. Additional features include a dedicated workout room (in garage), abundant storage space, and an HVAC system replaced approximately three years ago for added peace of mind. Step outside to enjoy the private backyard gazebo, the perfect setting for outdoor gatherings, morning coffee, or evening relaxation. Located on a quiet street, this home blends comfort, updates, and outdoor charm. Schedule your showing today to experience everything this wonderful property has to offer.

15. 2025-03-01
    historical
16. 2024-08-09
    listed $285,000 Active
17. 2023-11-29
    price $283,000
18. 2023-11-08
    price $299,000
19. 2023-11-06
    listed $283,000 Active
20. 2022-05-19
    historical
21. 2022-03-14
    soldstatus
22. 2022-03-11
    soldstatus Closed
23. 2022-02-02
    status Pending
24. 2022-01-26
    historical Active Under Contract
25. 2022-01-10
    price $229,900
26. 2021-12-05
    listed $239,900 Active
27. 2009-12-28
    soldstatus
28. 2009-12-22
    soldstatus
29. 2009-06-30
    listed $126,500
30. 2000-06-11
    soldstatus $95,000
31. 1997-08-14
    soldstatus
32. 1997-02-28
    listed $85,500

ⓘ 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: $5,447 · $454/mo
• Projected year-2 tax: $5,447 · $454/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 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: $24,663
• − Mortgage interest: −$12,603
• − Property taxes: −$5,447
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$6,545
• Taxable loss: −$5,004
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $-46/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

+163.2% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $225,000 CBMLS
• 2026-03-05 Listed $237,500 CBMLS
• 2025-03-01 Delisted — CBMLS
• 2024-08-09 Listed $285,000 CBMLS
• 2023-11-29 Price Changed $283,000 CBMLS
• 2023-11-08 Price Changed $299,000 CBMLS
• 2023-11-06 Listed $283,000 CBMLS
• 2022-05-19 Delisted — CBMLS
• 2022-03-14 Sold (Public Records) — Public Records
• 2022-03-11 Sold (MLS) — CBMLS
• 2022-02-02 Pending — CBMLS
• 2022-01-26 Contingent — CBMLS
• 2022-01-10 Price Changed $229,900 CBMLS
• 2021-12-05 Listed $239,900 CBMLS
• 2009-12-28 Sold (Public Records) — Public Records
• 2009-12-22 Sold (MLS) — CBMLS
• 2009-06-30 Listed $126,500 CBMLS
• 2000-06-11 Sold (Public Records) $95,000 Public Records
• 1997-08-14 Sold (MLS) — CBMLS
• 1997-02-28 Listed $85,500 CBMLS

Property tax history

+4.6%/yr

Latest (2025): $5,447 · +4.8% YoY. Source: county tax records.