937 Nandina Dr · Corpus Christi, TX 78408

$149,500

4 bd · 2.0 ba · 1,111 sqft · SingleFamily public records · 62 Days on market

Built 1951 6,360 sqft lot Est $140k · 7% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• 1% rule +8.4/10.0
• ARV discount +4.4/15.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully Remodeled 4-Bedroom, 2-Bath Home in Corpus Christi – Move-In Ready & Turnkey! Step into this stunningly updated 4-bedroom, 2-bath residence that combines fresh, modern style with timeless comfort. Recently remodeled from top to bottom, it features brand-new flooring throughout, contemporary paint colors, stylish new fixtures, and updated electrical systems for peace of mind and effortless living. The open, inviting layout is perfect for families, first-time buyers, or savvy investors looking for a low-maintenance gem. Enjoy bright, airy spaces that flow seamlessly, updated bathrooms with modern touches, and a kitchen ready for everyday meals or casual gatherings. Ev

Key facts

• Remodeled
• Updated bathrooms
• Updated flooring

Tags

• REMODELED
• UPDATED FLOORING
• UPDATED BATHROOMS
• KITCHEN READY
• CONVENIENT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 36 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.5% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.34% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $139,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
937 Nandina Dr	0.00mi	4/2.0	1,111 (0%)	1mo	$149,500	$135	100
921 Nandina Dr	0.04mi	3/1.0 (-1)	1,057 (-5%)	13mo	$72,000	$68	70
1018 Gardenia Dr	0.15mi	3/2.0 (-1)	1,188 (+7%)	12mo	$149,900	$126	66
423 Fairview Dr	0.53mi	3/1.5 (-1)	1,110 (-0%)	4mo	$120,000	$108	65
1018 Ligustrum Dr	0.10mi	3/2.0 (-1)	1,240 (+12%)	12mo	$55,000	$44	61
946 Erwin Ave	0.09mi	3/1.0 (-1)	950 (-14%)	4mo	$60,000	$63	59
357 W Saxet Dr	0.71mi	3/1.0 (-1)	1,128 (+2%)	11mo	$188,900	$167	46
3740 Brooks Dr	0.47mi	3/1.0 (-1)	1,244 (+12%)	7mo	$159,900	$129	44
617 Villa Dr	0.65mi	3/2.0 (-1)	1,040 (-6%)	13mo	$159,995	$154	43
251 W Longview St	0.71mi	3/1.0 (-1)	1,013 (-9%)	2mo	$59,000	$58	41
345 Brooks Dr	0.73mi	3/1.0 (-1)	1,069 (-4%)	15mo	$29,800	$28	39
310 W Longview St	0.62mi	3/1.0 (-1)	1,248 (+12%)	14mo	$175,000	$140	30

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

Projected returns pro-forma

8.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 3.46×
• Total profit: $102,769
• Equity at exit: $118,576

10-year hold

• IRR: 29.8%
• Equity multiple: 7.48×
• Total profit: $271,442
• Equity at exit: $240,306

Cash invested: $41,860 (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 78408

• Home prices YoY: 6.8%
• Active inventory: 36
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $573

Break-even live

Break-even rent $1,280

Max offer price $149,500

Occupancy floor 66%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2726 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1300	$2,095	$1.61	43d	1	0.30mi
2706 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	43d	1	0.30mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	1.19mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   historical
3. 2026-03-07
   price $149,500
4. 2026-02-19
   listed $154,500 Active
5. 2025-11-17
   listed $159,000 Active
6. 2023-01-10
   historical
7. 2022-12-12
   soldstatus
8. 2022-11-17
   historical
9. 2022-05-17
   listed $129,000 Active
10. 2022-04-22
    listed $129,000 New
11. 2021-09-22
    soldstatus
12. 2002-03-28
    soldstatus

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$756/yr (+$63/mo · 38.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $24,059
• − Mortgage interest: −$8,374
• − Property taxes: −$1,980
• − Insurance: −$748
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$4,349
• Taxable income: $4,759
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $5,729/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
• City population: 296,836
• Population (ZIP): 9,631

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 39% White 8% Black 7%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 53% Vietnamese 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: ▲ 8.49%
• Current HPI: 132.544
• Rent YoY: —
• Metro: —
• 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

+15.9% since first listed

12 events — show timeline

• 2026-04-30 Pending — CBMLS
• 2026-04-23 Delisted — CBMLS
• 2026-03-07 Price Changed $149,500 CBMLS
• 2026-02-19 Listed $154,500 CBMLS
• 2025-11-17 Listed $159,000 CBMLS
• 2023-01-10 Listing Removed — LERA
• 2022-12-12 Sold (Public Records) — Public Records
• 2022-11-17 Delisted — CBMLS
• 2022-05-17 Listed $129,000 CBMLS
• 2022-04-22 Listed $129,000 LERA
• 2021-09-22 Sold (Public Records) — Public Records
• 2002-03-28 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,980 · +22.1% YoY. Source: county tax records.