3709 Fort Worth St · Corpus Christi, TX 78411

$174,900

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 1 Days on market

Built 1957 7,945 sqft lot Est $235k · 26% 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).

• Cash flow +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Many updates include kitchen cabinets & countertops, appliances, baths, water heater and plumbing. Master bedroom has 2 closets. Nice sized laundry room off kitchen. Two patios in backyard, one covered. Private rear garage. Home has vinyl covered eaves for limited maintenance. Washer, dryer and refrigerator convey with property.

Key facts

• 7,945 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Exterior

• Parking: 2-car garage; Concrete parking; Rear/side/off-street parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Faces northeast; Pillar/post/pier foundation
• Construction: Brick construction; Shingle roof; Built as single-story
• Exterior features: Covered patio; Patio; Chain link, partial and wood fencing; Landscaped, interior lot

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas and electric); Central air conditioning
• Interior features: Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.2% 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 fast (+7.9%/yr); 142 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 38% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $235,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Brawner Pkwy	0.10mi	3/2.0	1,645 (+3%)	3mo	$169,900	$103	89
3710 Pope Dr	0.09mi	3/2.0	1,808 (+13%)	1mo	$264,900	$147	74
332 Doddridge St	0.44mi	3/2.0	1,653 (+3%)	7mo	$299,900	$181	68
606 Williamson Pl	0.57mi	3/2.0	1,579 (-1%)	7mo	$179,900	$114	65
1009 Driftwood Pl	0.64mi	3/1.5	1,587 (-1%)	7mo	$249,900	$157	60
4002 Lowman St	0.38mi	3/2.0	1,451 (-9%)	8mo	$224,000	$154	60
4101 Markins Dr	0.48mi	4/2.0 (+1)	1,532 (-4%)	8mo	$225,000	$147	58
4021 Cott St	0.44mi	3/2.0	1,744 (+9%)	9mo	$244,900	$140	57
4213 Dolphin Pl	0.75mi	3/2.0	1,518 (-5%)	4mo	$275,000	$181	53
3551 Austin St	0.45mi	2/1.0 (-1)	1,415 (-12%)	2mo	$109,900	$78	49
4206 Herndon St	0.60mi	3/2.0	1,399 (-13%)	8mo	$219,000	$157	44
3545 Pecan St	0.67mi	3/2.0	1,410 (-12%)	9mo	$169,999	$121	42

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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,004
• Equity at exit: $26,078

10-year hold

• IRR: 9.9%
• Equity multiple: 1.95×
• Total profit: $46,380
• Equity at exit: $15,122

Cash invested: $48,972 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$917
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $136

Break-even live

Break-even rent $1,677

Max offer price $174,900

Occupancy floor 88%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Catalina Pl Corpus Christi, TX	3.0	2.0	1750	$2,100	$1.20	13d	1	0.27mi
3562 Topeka St Corpus Christi, TX	3.0	1.0	1208	$1,695	$1.40	13d	1	0.42mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	43d	1	0.50mi
929 Dolphin Pl Corpus Christi, TX	3.0	2.0	1508	$2,095	$1.39	21d	1	0.65mi
301 Bermuda Pl Corpus Christi, TX	2.0	2.0	2111	$2,850	$1.35	43d	1	0.76mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	13d	1	0.82mi
3314 Casa de Palmas Dr Corpus Christi, TX	3.0	2.0	1869	$2,300	$1.23	13d	1	0.82mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	43d	1	0.94mi
318 Aberdeen Ave Unit 1268410P Corpus Christi, TX	3.0	1.5	1076	$4,405	$4.09	43d	1	1.01mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	43d	1	1.12mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	43d	1	1.18mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.18mi
3102 Santa Fe St Corpus Christi, TX	1.0–2.0	1.0–2.0	922	$1,095	$1.19	43d	1	1.25mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	43d	1	1.25mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,100	$1.48	44d	1	1.28mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,050	$1.44	43d	2	1.28mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	43d	1	1.30mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$1,000	$1.22	13d	1	1.38mi
4809 Lavaca Dr #1 Corpus Christi, TX	2.0	1.0	2072	$1,300	$0.63	21d	1	1.43mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	13d	1	1.44mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	1.44mi
4813 Lavaca Dr Unit 2 Corpus Christi, TX	2.0	1.0	1746	$1,095	$0.63	43d	1	1.44mi
4813 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	21d	1	1.44mi
4817 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	21d	1	1.46mi
2901 S Staples St Unit B Corpus Christi, TX	2.0	1.0	2236	$900	$0.40	43d	1	1.46mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	13d	1	1.46mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	13d	1	1.47mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	43d	1	1.49mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	1.50mi

Listing history 3 events

1. 2026-06-01
   status $174,900 Pending 1 DOM
2. 2026-05-30
   remarks 82-char remark
3. 2026-05-30
   listed $174,900 Active 1 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: $4,015 · $335/mo
• Projected year-2 tax: $4,015 · $335/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 5 d/yr ≥107°F today · 18 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: $22,185
• − Mortgage interest: −$9,797
• − Property taxes: −$4,015
• − Insurance: −$874
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$5,088
• Taxable loss: −$1,139
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,904/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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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: Majority Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 1%

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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

+35.1% since first listed

4 events — show timeline

• 2026-05-29 Listed $174,900 CBMLS
• 2007-04-30 Sold (Public Records) — Public Records
• 2007-04-23 Sold (MLS) — CBMLS
• 2007-02-17 Listed $129,500 CBMLS

Property tax history

+2.0%/yr

Latest (2025): $4,015 · +12.0% YoY. Source: county tax records.