4702 Molina Dr · Corpus Christi, TX 78416

$117,900

4 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 93 Days on market

Built 1978 5,372 sqft lot $86/sqft · 10% below area Est $131k · 10% under

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Why this score? — see what drove the A- 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
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

Key facts

• 5,372 sq ft lot
• Built 1978
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $1,849/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 $6k of equity ($815 loan paydown + $5k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 93 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.57% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.3

CMA / ARV

• ARV (median comp): $130,689
• List price: $117,900
• Delta: -9.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4406 Jose Dr	0.49mi	3/2.0 (-1)	1,363 (-1%)	15mo	$228,000	$167	58
1914 Darcey Dr	0.31mi	3/2.0 (-1)	1,229 (-10%)	7mo	$213,500	$174	57
1401 Barcelona Dr	0.46mi	4/1.0	1,507 (+10%)	3mo	$161,000	$107	56
4210 Archdale Dr	0.68mi	4/2.0	1,334 (-3%)	13mo	$199,900	$150	53
4650 Valdez Dr	0.39mi	3/2.0 (-1)	1,312 (-4%)	22mo	$59,900	$46	51
4148 Molina Dr	0.66mi	4/2.0	1,490 (+8%)	6mo	$149,000	$100	50
4401 Barrera Dr	0.39mi	3/2.0 (-1)	1,230 (-10%)	16mo	$95,000	$77	46
4133 Barrera Dr	0.70mi	4/2.0	1,487 (+8%)	14mo	$169,500	$114	42
4218 Darcey Dr	0.62mi	3/2.0 (-1)	1,263 (-8%)	14mo	$210,000	$166	41
4122 Bascule Dr	0.71mi	3/2.0 (-1)	1,167 (-15%)	6mo	$145,000	$124	32

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: 16.0%
• Equity multiple: 1.99×
• Total profit: $32,575
• Equity at exit: $62,408

10-year hold

• IRR: 16.9%
• Equity multiple: 3.83×
• Total profit: $93,284
• Equity at exit: $104,231

Cash invested: $33,012 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$618
• Tax from tax record: −$222 /mo · $2,667/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $145

Break-even live

Break-even rent $1,666

Max offer price $117,900

Occupancy floor 87%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	13d	1	0.72mi
1070 Golden Gate Cir Corpus Christi, TX	3.0	2.0	1644	$1,700	$1.03	44d	1	0.76mi
1610 La Joya St Corpus Christi, TX	3.0	1.5	1784	$1,825	$1.02	13d	1	1.23mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	43d	1	1.45mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	13d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $117,900 Active 93 DOM
2. 2026-06-17
   days on market $117,900 Active 92 DOM
3. 2026-06-16
   days on market $117,900 Active 91 DOM
4. 2026-06-15
   days on market $117,900 Active 90 DOM
5. 2026-06-14
   days on market $117,900 Active 88 DOM
6. 2026-06-10
   days on market $117,900 Active 85 DOM
7. 2026-06-09
   days on market $117,900 Active 84 DOM
8. 2026-06-08
   days on market $117,900 Active 83 DOM
9. 2026-06-07
   days on market $117,900 Active 82 DOM
10. 2026-06-03
    days on market $117,900 Active 78 DOM
11. 2026-06-02
    days on market $117,900 Active 77 DOM
12. 2026-06-01
    days on market $117,900 Active 76 DOM
13. 2026-05-31
    days on market $117,900 Active 75 DOM
14. 2026-05-30
    days on market $117,900 Active 74 DOM
15. 2026-04-08
    price $117,900 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

16. 2026-03-17
    listed $125,000 Active 168-char remark

    Show marketing remark (168 chars)

    Investor Special!! Have the Opportunity to Purchase this CASHFLOW GENERATING Property. It is Currently Occupied with Tenant. Easy to Show. Property is being SOLD AS IS.

17. 2012-07-19
    soldstatus
18. 2012-05-09
    soldstatus
19. 2006-12-04
    soldstatus 97-char remark

    Show marketing remark (97 chars)

    Great Starter Home. 3 nice sized bedrooms, corner lot, easy access to shopping, schools and SPID.

20. 2006-06-14
    listed $44,900 97-char remark

    Show marketing remark (97 chars)

    Great Starter Home. 3 nice sized bedrooms, corner lot, easy access to shopping, schools and SPID.

ⓘ 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: $2,667 · $222/mo
• Projected year-2 tax: $2,667 · $222/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 6/10 Major FEMA zone AE · 67% 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: $22,188
• − Mortgage interest: −$6,604
• − Property taxes: −$2,667
• − Insurance: −$5,708
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$3,430
• Taxable income: $229
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,679/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: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 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

+162.6% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $117,900 CBMLS
• 2026-03-17 Listed $125,000 CBMLS
• 2012-07-19 Sold (Public Records) — Public Records
• 2012-05-09 Sold (Public Records) — Public Records
• 2006-12-04 Sold (MLS) — CBMLS
• 2006-06-14 Listed $44,900 CBMLS

Property tax history

+5.8%/yr

Latest (2025): $2,667 · +12.1% YoY. Source: county tax records.