4946 Brandesky Dr · Corpus Christi, TX 78415

$120,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 297 Days on market

Built 1955 7,601 sqft lot $147/sqft · 20% below area Est $150k · 20% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 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

Cozy Home! This 2-bedroom, 1-bath home already has key updates: newer roof, plumbing, electrical, water heater, windows, front fence, and more. With some finishing touches, it’s ready to shine—perfect as a rental or starter home. Conveniently located near highways, shopping, and dining. * * Stove and refrigerator included. * * Schedule a private showing today before it’s gone!

Key facts

• Newer roof
• Newer plumbing
• Newer water heater

Tags

• NEWER ROOF
• NEWER PLUMBING
• NEWER ELECTRICAL
• NEWER WATER HEATER
• NEWER WINDOWS
• FRONT FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $26 ($307/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (1.5% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 297 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (median comp): $149,969
• List price: $120,000
• Delta: -19.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3813 Delphine St	0.61mi	2/1.0	816 (0%)	8mo	$139,000	$170	65
5002 Carroll Ln	0.33mi	3/1.0 (+1)	775 (-5%)	8mo	$149,500	$193	64
4625 Cosner Dr	0.45mi	2/1.0	752 (-8%)	4mo	$174,900	$233	62
4849 Carroll Ln	0.33mi	2/1.0	883 (+8%)	13mo	$156,000	$177	60
4841 Kendall Dr	0.59mi	2/1.0	815 (-0%)	18mo	$163,900	$201	57
3605 Chestnut St	0.73mi	2/1.0	775 (-5%)	1mo	$129,990	$168	57
4933 Monitor St	0.55mi	3/1.0 (+1)	830 (+2%)	15mo	$105,000	$127	54
4830 Kendall Dr	0.58mi	2/1.0	771 (-6%)	18mo	$149,900	$194	48
4914 Monitor St	0.59mi	2/2.5	864 (+6%)	11mo	$178,500	$207	48
5302 Bonham St	0.54mi	3/1.0 (+1)	919 (+13%)	11mo	$149,900	$163	39
5334 Bowie St	0.57mi	3/1.0 (+1)	920 (+13%)	10mo	$157,900	$172	38
5017 Kasper St	0.43mi	3/1.0 (+1)	936 (+15%)	17mo	$165,000	$176	36

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-18,554
• Equity at exit: $17,892

10-year hold

• IRR: -8.4%
• Equity multiple: 0.49×
• Total profit: $-17,043
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$629
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $26

Break-even live

Break-even rent $1,150

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $60	+0% $26	+5% $-8	+10% $-42
Rent	-10% $-68	-5% $-21	+0% $26	+5% $72	+10% $119
Rate	-1.0pp $86	-0.5pp $56	base $26	+0.5pp $-6	+1.0pp $-37

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	0.32mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	14d	1	0.38mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	44d	1	0.52mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	44d	1	0.52mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	21d	1	0.54mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	44d	1	0.64mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	44d	1	0.79mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	44d	1	0.82mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	14d	1	0.83mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	14d	1	0.83mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	44d	1	0.85mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	0.87mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	21d	1	0.90mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	21d	1	0.90mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	14d	1	0.90mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	21d	1	0.93mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	44d	1	0.93mi
3715 La Paz Dr Corpus Christi, TX	2.0	1.0	906	$1,295	$1.43	14d	1	0.99mi
2534 Johanna St Unit 7 Corpus Christi, TX	1.0	1.0	600	$645	$1.07	21d	1	1.00mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	14d	11	1.12mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	44d	1	1.16mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	21d	1	1.16mi
4014 Holly Rd Unit 02 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	44d	1	1.20mi
4018 Holly Rd Unit 08 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	44d	1	1.21mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	44d	1	1.27mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	44d	1	1.27mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	44d	1	1.27mi
3803 Caravelle Pkwy Corpus Christi, TX	2.0	1.0–2.0	816	$1,040	$1.27	14d	57	1.28mi
4040 Schanen Blvd Corpus Christi, TX	1.0–2.0	1.0–2.0	772	$774	$1.00	44d	15	1.33mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	1.38mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 297 DOM
2. 2026-06-17
   days on market $120,000 Active 296 DOM
3. 2026-06-16
   days on market $120,000 Active 295 DOM
4. 2026-06-15
   pricedays on market $120,000 Active 294 DOM
5. 2026-06-14
   days on market $125,000 Active 292 DOM
6. 2026-06-10
   days on market $125,000 Active 289 DOM
7. 2026-06-09
   days on market $125,000 Active 288 DOM
8. 2026-06-08
   days on market $125,000 Active 287 DOM
9. 2026-06-07
   days on market $125,000 Active 286 DOM
10. 2026-06-05
    days on market $125,000 Active 283 DOM
11. 2026-06-03
    days on market $125,000 Active 282 DOM
12. 2026-06-02
    days on market $125,000 Active 281 DOM
13. 2026-06-01
    days on market $125,000 Active 280 DOM
14. 2026-05-31
    days on market $125,000 Active 279 DOM
15. 2026-05-30
    days on market $125,000 Active 278 DOM
16. 2025-11-29
    price $125,000 404-char remark

    Show marketing remark (404 chars)

    Cozy Home! This 2-bedroom, 1-bath home already has key updates: newer roof, plumbing, electrical, water heater, windows, front fence, and more. With some finishing touches, it’s ready to shine—perfect as a rental or starter home. Conveniently located near highways, shopping, and dining. * * Stove and refrigerator included. * * Schedule a private showing today before it’s gone!

17. 2025-10-14
    price $140,000 404-char remark

    Show marketing remark (404 chars)

    Cozy Home! This 2-bedroom, 1-bath home already has key updates: newer roof, plumbing, electrical, water heater, windows, front fence, and more. With some finishing touches, it’s ready to shine—perfect as a rental or starter home. Conveniently located near highways, shopping, and dining. * * Stove and refrigerator included. * * Schedule a private showing today before it’s gone!

18. 2025-09-21
    price $145,000 404-char remark

    Show marketing remark (404 chars)

    Cozy Home! This 2-bedroom, 1-bath home already has key updates: newer roof, plumbing, electrical, water heater, windows, front fence, and more. With some finishing touches, it’s ready to shine—perfect as a rental or starter home. Conveniently located near highways, shopping, and dining. * * Stove and refrigerator included. * * Schedule a private showing today before it’s gone!

19. 2025-08-24
    listed $155,000 Active 404-char remark

    Show marketing remark (404 chars)

    Cozy Home! This 2-bedroom, 1-bath home already has key updates: newer roof, plumbing, electrical, water heater, windows, front fence, and more. With some finishing touches, it’s ready to shine—perfect as a rental or starter home. Conveniently located near highways, shopping, and dining. * * Stove and refrigerator included. * * Schedule a private showing today before it’s gone!

20. 2003-03-17
    listed $49,900

ⓘ 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: $2,750 · $229/mo
• Projected year-2 tax: $2,750 · $229/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $14,188
• − Mortgage interest: −$6,722
• − Property taxes: −$2,750
• − Insurance: −$600
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,491
• Taxable loss: −$1,645
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $702/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

+150.5% since first listed

5 events — show timeline

• 2025-11-29 Price Changed $125,000 CBMLS
• 2025-10-14 Price Changed $140,000 CBMLS
• 2025-09-21 Price Changed $145,000 CBMLS
• 2025-08-24 Listed $155,000 CBMLS
• 2003-03-17 Listed $49,900 CBMLS

Property tax history

+8.6%/yr

Latest (2025): $2,750 · +12.0% YoY. Source: county tax records.