1221 Bernice Dr · Corpus Christi, TX 78412

$192,500

4 bd · 1.0 ba · 908 sqft · SingleFamily public records · 4 Days on market

Built 1955 6,991 sqft lot Est $159k · 21% over

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Why this score? — see what drove the F 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 +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1221 Bernice, a beautifully updated 4-bedroom, 1-bath home located on the desirable South Side of Corpus Christi. Combining modern updates with everyday comfort, this move-in-ready property offers the perfect opportunity for buyers searching for extra space, functionality, and convenience in a well-established area. Step inside and immediately notice the fresh updates throughout the home, creating a bright and inviting atmosphere. The spacious living area provides plenty of room for relaxing, entertaining guests, or creating the perfect setup for everyday living. Large windows allow natural light to flow throughout the interior, enhancing the home's warm and welcoming feel. The u

Key facts

• Spacious yard
• Large windows
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS YARD
• LARGE WINDOWS
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: Common grounds/area

Exterior

• Parking: Converted garage; Front entry; On-street parking
• Utilities: Public water; Public sewer; Water available; Sewer available
• Home design: Single-story home; Shingle roof; Wood siding exterior; Slab foundation
• Construction: Built with wood siding; Shingle roof; Slab foundation
• Exterior features: Landscaped yard; Storage; Open patio; Wood fencing

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: Converted garage used as a room
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedroom layout; Carpet and laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $51 ($607/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 $171k (10.9% below list).
• Recommended offer: $171k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 soft (-1.5%/yr); 207 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 34% of the median local income ($61k/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 $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,435 (10.9% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $158,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 Nancy St	0.08mi	3/1.0 (-1)	879 (-3%)	7mo	$135,000	$154	80
1154 Arnold Dr	0.29mi	3/1.0 (-1)	901 (-1%)	14mo	$175,000	$194	69
1021 Burr Dr	0.39mi	3/1.0 (-1)	913 (+1%)	9mo	$179,900	$197	68
934 Rickey Dr	0.38mi	3/1.0 (-1)	966 (+6%)	2mo	$130,000	$135	65
1002 Shephard Dr	0.39mi	3/1.0 (-1)	965 (+6%)	8mo	$89,900	$93	60
1214 Stratton Dr	0.26mi	3/2.0 (-1)	1,007 (+11%)	4mo	$198,000	$197	57
5922 Lucille Dr	0.52mi	3/1.0 (-1)	955 (+5%)	8mo	$192,000	$201	56
1141 Nancy St	0.07mi	3/2.0 (-1)	1,022 (+13%)	15mo	$179,000	$175	55
5913 Lucille Dr	0.52mi	3/1.0 (-1)	963 (+6%)	8mo	$164,900	$171	54
5901 Norvel Dr	0.60mi	3/1.5 (-1)	1,041 (+15%)	3mo	$99,900	$96	38
6222 Birchwood Dr	0.57mi	3/1.5 (-1)	1,036 (+14%)	6mo	$204,500	$197	38
6422 Beechwood Dr	0.69mi	3/1.5 (-1)	979 (+8%)	14mo	$133,000	$136	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-32,984
• Equity at exit: $28,702

10-year hold

• IRR: -17.0%
• Equity multiple: 0.18×
• Total profit: $-43,948
• Equity at exit: $16,644

Cash invested: $53,900 (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 78412

• Rents YoY: -1.5%
• Active inventory: 207
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$1,009
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $51

Break-even live

Break-even rent $1,650

Max offer price $192,500

Occupancy floor 92%

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	14d	1	0.71mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	44d	1	0.83mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,440	$1.81	14d	19	0.86mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$2,204	$1.74	14d	17	0.97mi
417 Whitehall Dr Corpus Christi, TX	3.0	1.0	969	$1,395	$1.44	44d	1	1.18mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$1,300	$1.51	14d	22	1.27mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,656	$1.93	44d	1	1.46mi

Listing history 5 events

1. 2026-06-18
   days on market $192,500 Active 4 DOM
2. 2026-06-17
   days on market $192,500 Active 3 DOM
3. 2026-06-16
   days on market $192,500 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $192,500 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: $2,568 · $214/mo
• Projected year-2 tax: $3,523 · $294/mo
• Expected delta: +$954/yr (+$80/mo · 37.2%)

ⓘ 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 7 d/yr ≥107°F today · 27 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: $20,572
• − Mortgage interest: −$10,783
• − Property taxes: −$2,568
• − Insurance: −$962
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,600
• Taxable loss: −$2,633
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,239/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

3 events — show timeline

• 2026-06-10 Listed $192,500 CBMLS
• 2022-02-28 Sold (Public Records) — Public Records
• 2019-12-26 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,568 · +1.3% YoY. Source: county tax records.