14300 S Padre Island Dr #202 · Corpus Christi, TX 78418

$225,000

3 bd · 2.0 ba · 980 sqft · Condo · 194 Days on market

Built 1974 Good condition $230/sqft · 13% below area Est $258k · 13% under $879/mo HOA · 42% of rent

---

Why this score? — see what drove the D- 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 +13.2/15.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Cash flow +2.6/30.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of waterfront living on North Padre Island at Anchor Resort! This spacious coastal condo offers the perfect blend of relaxation, convenience, and investment potential. Currently configured as a 3-bedroom retreat, the thoughtfully designed layout features the living room, kitchen, laundry/bathroom on the main level, while all bedrooms are privately located upstairs for added comfort along with the upstairs bathroom. This unit is being offered fully furnished and move-in ready, making it perfect for a primary residence, vacation getaway, or income-producing property. Short-term rentals are allowed, giving investors an excellent opportunity in this popular waterfront community. Additional conveniences include assigned covered parking to keep your vehicle shaded year-round. Anchor Resort offers an impressive list of amenities for owners and guests, including an indoor heated pool, outdoor canal-side pool, fitness room, library, green spaces, boat docks, and boat slips for easy access to the water. The HOA fee (approximately $850/month) provides exceptional value and covers electricity, exterior insurance, water, sewer, trash, cable, and security. Don’t miss your chance to own a beautiful waterfront escape on North Padre Island!

Key facts

• Coastal condo
• Indoor heated pool
• Waterfront living

Tags

• WATERFRONT LIVING
• COASTAL CONDO
• FULLY FURNISHED
• ASSIGNED COVERED PARKING
• INDOOR HEATED POOL
• OUTDOOR CANAL-SIDE POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-767 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (49.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (6.2% below list).
• Recommended offer: $114k (49.3% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 3.9% in Corpus Christi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL).
• Market conditions: Rents soft (-0.6%/yr); 991 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 194 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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: HOA is 42% of rent.

Recommended offer $114,082 (49.3% 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 194 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 2.20%
• Cash-on-cash: -14.60%
• DSCR: 0.35
• GRM: 8.9

CMA / ARV

• ARV (median comp): $257,557
• List price: $225,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14300 S Padre Island Dr #221	0.00mi	3/2.0	980 (0%)	4mo	$175,000	$179	97
14300 S Padre Island Dr #214	0.00mi	2/1.0 (-1)	840 (-14%)	5mo	$175,000	$208	63
14514 E Cabana St #309	0.32mi	3/2.0	1,193 (+22%)	3mo	$339,000	$284	58
14401 Commodores Dr #211	0.39mi	3/2.0	1,147 (+17%)	0mo	$209,900	$183	57
14300 Aloha St #138	0.69mi	2/2.0 (-1)	1,027 (+5%)	1mo	$275,000	$268	54
14810 Windward Dr #508	1.37mi	2/2.0 (-1)	949 (-3%)	3mo	$409,000	$431	52
15005 Windward Dr #214	1.38mi	2/1.0 (-1)	955 (-3%)	0mo	$183,900	$193	52
14300 Aloha St #104	0.74mi	2/2.0 (-1)	1,027 (+5%)	2mo	$240,000	$234	51
15002 Windward Dr #406	1.48mi	2/2.0 (-1)	1,127 (+15%)	3mo	$430,000	$382	32
15002 Windward Dr #502	1.48mi	2/2.0 (-1)	1,127 (+15%)	4mo	$450,000	$399	31
15201 Leeward Dr Unit A-1	1.45mi	2/1.5 (-1)	791 (-19%)	4mo	$249,900	$316	30
14910 Packery Vw	1.23mi	2/3.0 (-1)	1,198 (+22%)	4mo	$229,000	$191	28

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: -50.4%
• Equity multiple: -0.44×
• Total profit: $-90,894
• Equity at exit: $33,548

10-year hold

• IRR: —
• Equity multiple: -1.60×
• Total profit: $-163,593
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $239,000 ($238/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78418

• Rents YoY: -0.6%
• Active inventory: 991
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$879
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-767

Break-even live

Break-even rent $3,081

Max offer price $114,082

Occupancy floor —

Sensitivity live

Price	-10% $-611	-5% $-689	+0% $-767	+5% $-844	+10% $-922
Rent	-10% $-933	-5% $-850	+0% $-767	+5% $-683	+10% $-600
Rate	-1.0pp $-653	-0.5pp $-709	base $-767	+0.5pp $-825	+1.0pp $-884

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14300 S Padre Island Dr #99 Corpus Christi, TX	3.0	2.0	1080	$1,600	$1.48	0d	1	0.03mi
14130 N Cabana St Unit 5b Corpus Christi, TX	2.0	1.5	984	$2,200	$2.24	109d	1	0.14mi
14434 E Cabana St #317 Corpus Christi, TX	2.0	2.0	1006	$2,500	$2.49	140d	1	0.25mi
14501 Compass St Corpus Christi, TX	1.0–2.0	1.0–2.0	886	$1,875	$2.12	0d	4	0.32mi
15122 Dory Dr Corpus Christi, TX	2.0	2.0	1120	$2,400	$2.14	6d	1	1.17mi
15128 Dory Dr Corpus Christi, TX	2.0	2.5	1120	$1,900	$1.70	6d	1	1.18mi
14905 Smugglers Cove Dr Corpus Christi, TX	2.0	2.0	860	$2,100	$2.44	0d	1	1.29mi
15005 Windward Dr #121 Corpus Christi, TX	2.0	1.0	955	$1,800	$1.88	139d	1	1.39mi

HOA detail $879/mo · $10,548/yr condo

• Likely covers: watersewertrashelectriccablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $225,000 Active 194 DOM
2. 2026-09-22
   days on market $225,000 Active 193 DOM
3. 2026-09-21
   days on market $225,000 Active 192 DOM
4. 2026-09-20
   days on market $225,000 Active 191 DOM
5. 2026-09-18
   days on market $225,000 Active 189 DOM
6. 2026-09-17
   days on market $225,000 Active 188 DOM
7. 2026-09-16
   days on market $225,000 Active 187 DOM
8. 2026-09-15
   days on market $225,000 Active 186 DOM
9. 2026-09-14
   days on market $225,000 Active 185 DOM
10. 2026-09-13
    days on market $225,000 Active 184 DOM
11. 2026-09-12
    days on market $225,000 Active 183 DOM
12. 2026-09-11
    days on market $225,000 Active 182 DOM
13. 2026-09-05
    days on market $225,000 Active 176 DOM
14. 2026-09-04
    days on market $225,000 Active 175 DOM
15. 2026-09-03
    days on market $225,000 Active 174 DOM
16. 2026-08-31
    days on market $225,000 Active 171 DOM
17. 2026-08-30
    days on market $225,000 Active 170 DOM
18. 2026-08-29
    days on market $225,000 Active 169 DOM
19. 2026-08-28
    days on market $225,000 Active 168 DOM
20. 2026-08-27
    days on market $225,000 Active 167 DOM
21. 2026-08-26
    days on market $225,000 Active 166 DOM
22. 2026-08-25
    pricedays on market $225,000 Active 165 DOM
23. 2026-08-24
    days on market $235,000 Active 164 DOM
24. 2026-08-23
    days on market $235,000 Active 163 DOM
25. 2026-08-22
    days on market $235,000 Active 162 DOM
26. 2026-08-21
    days on market $235,000 Active 161 DOM
27. 2026-08-20
    days on market $235,000 Active 160 DOM
28. 2026-08-19
    days on market $235,000 Active 159 DOM
29. 2026-08-18
    days on market $235,000 Active 158 DOM
30. 2026-08-17
    days on market $235,000 Active 157 DOM
31. 2026-08-16
    days on market $235,000 Active 156 DOM
32. 2026-08-15
    days on market $235,000 Active 155 DOM
33. 2026-08-14
    days on market $235,000 Active 154 DOM
34. 2026-08-13
    days on market $235,000 Active 153 DOM
35. 2026-08-12
    days on market $235,000 Active 152 DOM
36. 2026-08-11
    days on market $235,000 Active 151 DOM
37. 2026-08-10
    days on market $235,000 Active 150 DOM
38. 2026-08-09
    days on market $235,000 Active 149 DOM
39. 2026-08-08
    days on market $235,000 Active 148 DOM
40. 2026-08-07
    days on market $235,000 Active 147 DOM
41. 2026-08-06
    days on market $235,000 Active 146 DOM
42. 2026-08-05
    days on market $235,000 Active 145 DOM
43. 2026-08-04
    days on market $235,000 Active 144 DOM
44. 2026-08-03
    days on market $235,000 Active 143 DOM
45. 2026-07-31
    days on market $235,000 Active 140 DOM
46. 2026-07-30
    days on market $235,000 Active 139 DOM
47. 2026-07-29
    days on market $235,000 Active 138 DOM
48. 2026-07-27
    days on market $235,000 Active 136 DOM
49. 2026-07-25
    days on market $235,000 Active 134 DOM
50. 2026-07-24
    days on market $235,000 Active 133 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,328
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − HOA: −$10,548
• − Depreciation: −$6,545
• Taxable loss: −$12,922
• Est. tax savings @ 24.0%: +$3,101
• After-tax cash flow: $-6,097/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This well-maintained, move-in ready condo is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Updating the kitchen backsplash — A new backsplash can modernize the kitchen and increase its value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Early Childhood Center Middle Flour Bluff Int C- TX #378/1,662 Nat'l #3,736/14,009 High Flour Bluff H S D TX #583/1,632 Nat'l #6,282/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 10% of renters

---

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

---

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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• 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

+422.2% since first listed

7 events — show timeline

• 2026-03-13 Listed $235,000 CBMLS
• 2009-10-05 Listed $93,000 CBMLS
• 2006-07-27 Sold (MLS) — CBMLS
• 2006-04-28 Listed $79,900 CBMLS
• 2005-08-09 Listed $98,000 CBMLS
• 2004-06-04 Sold (MLS) — CBMLS
• 2003-08-25 Listed $45,000 CBMLS