4002 Macarthur St · Corpus Christi, TX 78416

$146,000

4 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 45 Days on market

Built 1968 7,701 sqft lot $77/sqft · 12% below area Est $166k · 12% under

---

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 +25.1/30.0
• ARV discount +12.8/15.0
• DSCR +8.2/10.0
• 1% rule +7.5/10.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located at 4002 Mac Arthur in Corpus Christi, this property is a prime opportunity for investors or buyers looking to create something special. Situated in an established neighborhood with convenient access to major roads, shopping, and schools, the location is a standout feature. With the right vision and updates, this home has strong potential to be transformed into a great residence or investment property. Don’t miss this chance, schedule your private showing today!

Key facts

• 7,701 sq ft lot
• Parking
• Built 1968

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Carport; Concrete parking; Rear/side/off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story house; Shingle roof; Brick and wood siding exterior; Built on slab foundation
• Construction: Brick construction; Wood siding; Shingle roof; Slab foundation; Two stories
• Exterior features: Chain link fencing; No additional exterior features listed; Subdivided lot

Interior

• Kitchen: Gas oven; Gas range; Range hood
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Window unit heating available; Central air conditioning; Window unit air conditioning available
• Interior features: Open floorplan; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (12.6% below list).
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 8.9% 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: 44 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $1,824/mo this rent would consume 51% of the median local household income ($43k/yr) (locally 386% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $146k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.6% 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 45 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (median comp): $165,520
• List price: $146,000
• Delta: -11.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 Loritte Dr	0.10mi	3/2.0 (-1)	1,946 (+2%)	15mo	$179,900	$92	75
1826 Yale St	0.17mi	4/2.0	1,805 (-5%)	12mo	$65,000	$36	74
1826 Horne Rd	0.13mi	3/2.0 (-1)	1,844 (-3%)	13mo	$185,900	$101	73
1705 Sherman St	0.25mi	3/2.5 (-1)	1,976 (+4%)	9mo	$189,000	$96	68
1609 Sherman St	0.30mi	5/2.5 (+1)	1,874 (-2%)	14mo	$181,600	$97	64
1730 Harvard St	0.31mi	5/3.5 (+1)	2,069 (+8%)	2mo	$150,000	$72	59
1914 Tarlton St	0.73mi	4/2.0	1,708 (-10%)	2mo	$179,000	$105	47
1805 Sherman St	0.22mi	5/2.0 (+1)	1,680 (-12%)	22mo	$168,000	$100	47
2737 Tarlton St	0.73mi	4/2.0	1,719 (-10%)	17mo	$136,900	$80	36
3253 Sarita St	0.42mi	4/3.0	1,620 (-15%)	21mo	$150,000	$93	34

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

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.54×
• Total profit: $22,247
• Equity at exit: $77,282

10-year hold

• IRR: 10.8%
• Equity multiple: 2.87×
• Total profit: $76,304
• Equity at exit: $129,073

Cash invested: $40,880 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$766
• Tax from tax record: −$292 /mo · $3,507/yr
• Insurance: −$61
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-104

Break-even live

Break-even rent $1,956

Max offer price $127,600

Occupancy floor —

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	43d	1	0.18mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	13d	1	0.49mi
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	13d	1	0.91mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.01mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	43d	1	1.06mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	43d	1	1.35mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	13d	1	1.36mi
1070 Golden Gate Cir Corpus Christi, TX	3.0	2.0	1644	$1,700	$1.03	44d	1	1.38mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	1.39mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	1.39mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	43d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $146,000 Active 45 DOM
2. 2026-06-17
   days on market $146,000 Active 44 DOM
3. 2026-06-16
   days on market $146,000 Active 43 DOM
4. 2026-06-15
   days on market $146,000 Active 42 DOM
5. 2026-06-14
   days on market $146,000 Active 40 DOM
6. 2026-06-10
   days on market $146,000 Active 37 DOM
7. 2026-06-09
   days on market $146,000 Active 36 DOM
8. 2026-06-08
   days on market $146,000 Active 35 DOM
9. 2026-06-07
   days on market $146,000 Active 34 DOM
10. 2026-06-05
    days on market $146,000 Active 31 DOM
11. 2026-06-03
    days on market $146,000 Active 30 DOM
12. 2026-06-02
    days on market $146,000 Active 29 DOM
13. 2026-06-01
    days on market $146,000 Active 28 DOM
14. 2026-05-31
    days on market $146,000 Active 27 DOM
15. 2026-05-30
    days on market $146,000 Active 26 DOM
16. 2026-05-01
    listed $146,000 Active 479-char remark
17. 1989-11-27
    soldstatus $50,000

ⓘ 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: $3,507 · $292/mo
• Projected year-2 tax: $3,507 · $292/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 AE · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 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: $21,890
• − Mortgage interest: −$8,178
• − Property taxes: −$3,507
• − Insurance: −$5,848
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$4,247
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $-436/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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

+192.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $146,000 CBMLS
• 1989-11-27 Sold (Public Records) $50,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,507 · +6.6% YoY. Source: county tax records.