1037 Comal St · Corpus Christi, TX 78407

$128,250

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 70 Days on market

Built 1971 8,377 sqft lot $90/sqft · 16% below area Est $152k · 16% 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 +14.6/15.0
• Cash flow +13.0/30.0
• Appreciation +5.3/10.0
• 1% rule +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedroom two bathroom brick home in Corpus Christi, Texas with over 1,400 square feet of living space, split bedrooms, built in bookshelf, large backyard with covered patio and much more! Come view today and make this into your forever home.

Key facts

• 8,377 sq ft lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (3.7% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 9 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($886 loan paydown + $672 appreciation (0.5% local appreciation)).
• 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 70 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $128k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,555 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

• ARV (median comp): $152,212
• List price: $128,250
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5813 Llano Dr	0.13mi	3/2.0	1,542 (+8%)	2mo	$200,000	$130	79
5809 Skylark Dr	0.38mi	3/2.0	1,395 (-2%)	22mo	$180,000	$129	60
5722 Hampshire	0.55mi	3/1.0	1,531 (+7%)	23mo	$169,000	$110	39

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

Projected returns pro-forma

0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-999
• Equity at exit: $40,635

10-year hold

• IRR: 4.7%
• Equity multiple: 1.54×
• Total profit: $19,296
• Equity at exit: $51,645

Cash invested: $35,910 (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 78407

• Home prices YoY: 0.6%
• Active inventory: 9
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$673
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-8

Break-even live

Break-even rent $1,246

Max offer price $126,812

Occupancy floor 96%

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: $32,062
• Closing costs: $3,848
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2240 N Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	916	$1,225	$1.34	13d	18	0.73mi
1545 N Lexington Blvd Unit 207 JADE Corpus Christi, TX	3.0	2.0	1064	$1,250	$1.17	13d	1	1.19mi

Listing history 13 events

1. 2026-06-15
   status $128,250 Pending 70 DOM
2. 2026-06-08
   days on market $128,250 Active 70 DOM
3. 2026-06-07
   days on market $128,250 Active 69 DOM
4. 2026-06-05
   days on market $128,250 Active 66 DOM
5. 2026-06-03
   days on market $128,250 Active 65 DOM
6. 2026-06-02
   days on market $128,250 Active 64 DOM
7. 2026-06-01
   days on market $128,250 Active 63 DOM
8. 2026-05-31
   days on market $128,250 Active 62 DOM
9. 2026-05-30
   days on market $128,250 Active 61 DOM
10. 2026-04-29
    price $128,250 246-char remark

    Show marketing remark (246 chars)

    Three bedroom two bathroom brick home in Corpus Christi, Texas with over 1,400 square feet of living space, split bedrooms, built in bookshelf, large backyard with covered patio and much more! Come view today and make this into your forever home.

11. 2026-03-30
    listed $135,000 Active 246-char remark

    Show marketing remark (246 chars)

    Three bedroom two bathroom brick home in Corpus Christi, Texas with over 1,400 square feet of living space, split bedrooms, built in bookshelf, large backyard with covered patio and much more! Come view today and make this into your forever home.

12. 2021-10-27
    soldstatus
13. 1987-02-10
    soldstatus $53,457

ⓘ 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $14,826
• − Mortgage interest: −$7,184
• − Property taxes: −$3,098
• − Insurance: −$641
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,731
• Taxable loss: −$2,201
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $430/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): 1,937

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 54% Black 15% White 12% Asian 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Slovak 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 39% Vietnamese 2% Russian/Polish/Slavic 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: ▲ 0.52%
• Current HPI: 82.2949
• 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

+139.9% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $128,250 CBMLS
• 2026-03-30 Listed $135,000 CBMLS
• 2021-10-27 Sold (Public Records) — Public Records
• 1987-02-10 Sold (Public Records) $53,457 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,098 · -7.7% YoY. Source: county tax records.