1702 Sycamore Pl · Corpus Christi, TX 78416

$175,000

4 bd · 2.5 ba · 1,642 sqft · SingleFamily public records · 5 Days on market

Built 1955 6,190 sqft lot Est $159k · 10% over

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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 +18.6/30.0
• Appreciation +7.2/10.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• ARV discount +3.1/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS SPECIAL, HOME IS BEING SOLD "AS IS. "

Key facts

• Utility room
• Real hardwood floors
• Walk-in closet

Tags

• TWO SEPARATE LIVING AREAS
• UTILITY ROOM
• REAL HARDWOOD FLOORS
• WALK-IN CLOSET
• LARGE EN-SUITE SHOWER
• PRIVATE HALF-BATH

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached garage with front entry
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Frame construction; Shingle roof; Pillar/post/pier foundation
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation
• Exterior features: Handicap accessible; Chain link and partial fencing; Interior lot

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Split bedrooms; Hardwood and laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup; Range hood

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $169 ($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 7.4% 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: 45 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $1,791/mo this rent would consume 50% 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 $9k of equity ($1k loan paydown + $8k 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

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. 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: 1.02% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $159,274
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Birch Pl	0.09mi	4/2.0	1,699 (+4%)	16mo	$67,000	$39	75
1806 Juarez St	0.22mi	4/3.0	1,704 (+4%)	18mo	$169,900	$100	67
1526 Madrid Dr	0.15mi	3/3.0 (-1)	1,730 (+5%)	15mo	$110,000	$64	64
937 W Point	0.50mi	4/2.0	1,629 (-1%)	14mo	$100,000	$61	62
1401 Barcelona Dr	0.37mi	4/1.0	1,507 (-8%)	3mo	$161,000	$107	61
1805 Sherman St	0.66mi	5/2.0 (+1)	1,680 (+2%)	22mo	$168,000	$100	40
4621 Bluebelle Ln	0.54mi	3/2.0 (-1)	1,492 (-9%)	23mo	$115,000	$77	33
1609 Sherman St	0.63mi	5/2.5 (+1)	1,874 (+14%)	14mo	$181,600	$97	31

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: 14.9%
• Equity multiple: 1.92×
• Total profit: $44,977
• Equity at exit: $92,633

10-year hold

• IRR: 15.8%
• Equity multiple: 3.65×
• Total profit: $129,934
• Equity at exit: $154,710

Cash invested: $49,000 (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: 45
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$918
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $169

Break-even live

Break-even rent $1,578

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $268	-5% $218	+0% $169	+5% $119	+10% $70
Rent	-10% $27	-5% $98	+0% $169	+5% $239	+10% $310
Rate	-1.0pp $257	-0.5pp $213	base $169	+0.5pp $123	+1.0pp $77

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	14d	1	0.08mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	0.73mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	0.79mi
1070 Golden Gate Cir Corpus Christi, TX	3.0	2.0	1644	$1,700	$1.03	45d	1	1.21mi
1610 La Joya St Corpus Christi, TX	3.0	1.5	1784	$1,825	$1.02	14d	1	1.38mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	1.45mi

Listing history 4 events

1. 2026-06-14
   days on market $175,000 Active 5 DOM
2. 2026-06-10
   days on market $175,000 Active 2 DOM
3. 2026-06-09
   remarks 569-char remark
4. 2026-06-09
   listed $175,000 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: $3,070 · $256/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$133/yr (+$11/mo · 4.3%)

ⓘ 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 (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $21,494
• − Mortgage interest: −$9,803
• − Property taxes: −$3,070
• − Insurance: −$875
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$5,091
• Taxable loss: −$783
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $2,211/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): 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

+268.4% since first listed

6 events — show timeline

• 2026-06-07 Listed $175,000 CBMLS
• 2008-05-16 Sold (Public Records) — Public Records
• 2008-05-13 Sold (MLS) — CBMLS
• 2007-12-06 Listed $59,000 CBMLS
• 2000-02-15 Sold (Public Records) — Public Records
• 1999-02-04 Listed $47,500 CBMLS

Property tax history

+4.5%/yr

Latest (2025): $3,070 · +2.9% YoY. Source: county tax records.