1733 Karen Dr · Corpus Christi, TX 78416

$89,999

3 bd · 1.0 ba · 869 sqft · SingleFamily public records · 134 Days on market

Built 1954 5,510 sqft lot $104/sqft · 27% below area Est $123k · 27% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• 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

Opportunity for a first-time homebuyer, skilled carpenter, or investor! This 3-bedroom, 1-bath home is being sold as is and offers strong potential with light cosmetic updates such as new flooring and paint. Major improvements were completed approximately four years ago, including new windows, a new A/C system, and electrical updates. The fully fenced front and backyard provide privacy and flexibility for pets, outdoor living, or future improvements. With some vision and finishing touches, this property would make a great primary residence or a solid rental investment. A smart buy for those looking to add value.

Key facts

• New a/c system
• Electrical updates
• New windows

Tags

• NEW WINDOWS
• NEW A/C SYSTEM
• ELECTRICAL UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-14 ($-165/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (2.7% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 134 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $79,199 (12.0% 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 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (median comp): $122,928
• List price: $89,999
• Delta: -26.79%
• 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
1713 Karen	0.05mi	3/1.0	880 (+1%)	10mo	$99,000	$113	88
1809 Bernandino St	0.13mi	3/1.0	930 (+7%)	17mo	$138,500	$149	68
4621 Vestal St	0.62mi	3/1.0	857 (-1%)	12mo	$99,900	$117	59
2126 Harvard St	0.54mi	2/1.0 (-1)	912 (+5%)	5mo	$135,900	$149	58
2025 Yale St	0.50mi	3/1.5	960 (+10%)	1mo	$89,900	$94	56
4622 Bluebelle Ln	0.60mi	3/1.0	913 (+5%)	11mo	$147,000	$161	55
1918 Yale St	0.42mi	3/1.0	940 (+8%)	16mo	$164,900	$175	53
4618 Ramona Dr	0.72mi	3/1.0	936 (+8%)	2mo	$119,900	$128	52
4630 Bluebelle	0.61mi	3/1.0	924 (+6%)	14mo	$129,900	$141	50
4913 Dubose St	0.68mi	3/1.0	940 (+8%)	8mo	$159,400	$170	48
4929 Dubose St	0.72mi	3/1.5	978 (+12%)	4mo	$169,900	$174	40
4922 Moody Dr	0.70mi	3/1.0	980 (+13%)	9mo	$159,400	$163	38

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: 10.9%
• Equity multiple: 1.68×
• Total profit: $17,034
• Equity at exit: $47,639

10-year hold

• IRR: 12.6%
• Equity multiple: 3.16×
• Total profit: $54,492
• Equity at exit: $79,565

Cash invested: $25,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$472
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-14

Break-even live

Break-even rent $1,413

Max offer price $87,576

Occupancy floor 96%

Sensitivity live

Price	-10% $37	-5% $12	+0% $-14	+5% $-39	+10% $-65
Rent	-10% $-124	-5% $-69	+0% $-14	+5% $41	+10% $97
Rate	-1.0pp $32	-0.5pp $9	base $-14	+0.5pp $-37	+1.0pp $-61

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	14d	2	0.45mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	0.49mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	14d	1	0.52mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	0.54mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	45d	1	1.07mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	45d	1	1.13mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	1.37mi

Listing history 29 events

1. 2026-06-21
   days on market $89,999 Active 134 DOM
2. 2026-06-18
   days on market $89,999 Active 131 DOM
3. 2026-06-17
   days on market $89,999 Active 130 DOM
4. 2026-06-16
   days on market $89,999 Active 129 DOM
5. 2026-06-15
   days on market $89,999 Active 128 DOM
6. 2026-06-14
   days on market $89,999 Active 126 DOM
7. 2026-06-10
   days on market $89,999 Active 123 DOM
8. 2026-06-09
   days on market $89,999 Active 122 DOM
9. 2026-06-08
   days on market $89,999 Active 121 DOM
10. 2026-06-07
    days on market $89,999 Active 120 DOM
11. 2026-06-05
    days on market $89,999 Active 117 DOM
12. 2026-06-03
    days on market $89,999 Active 116 DOM
13. 2026-06-02
    days on market $89,999 Active 115 DOM
14. 2026-06-01
    days on market $89,999 Active 114 DOM
15. 2026-05-31
    days on market $89,999 Active 113 DOM
16. 2026-05-30
    days on market $89,999 Active 112 DOM
17. 2026-05-07
    price $89,999 619-char remark

    Show marketing remark (619 chars)

    Opportunity for a first-time homebuyer, skilled carpenter, or investor! This 3-bedroom, 1-bath home is being sold as is and offers strong potential with light cosmetic updates such as new flooring and paint. Major improvements were completed approximately four years ago, including new windows, a new A/C system, and electrical updates. The fully fenced front and backyard provide privacy and flexibility for pets, outdoor living, or future improvements. With some vision and finishing touches, this property would make a great primary residence or a solid rental investment. A smart buy for those looking to add value.

18. 2026-02-04
    listed $99,000 Active 619-char remark

    Show marketing remark (619 chars)

    Opportunity for a first-time homebuyer, skilled carpenter, or investor! This 3-bedroom, 1-bath home is being sold as is and offers strong potential with light cosmetic updates such as new flooring and paint. Major improvements were completed approximately four years ago, including new windows, a new A/C system, and electrical updates. The fully fenced front and backyard provide privacy and flexibility for pets, outdoor living, or future improvements. With some vision and finishing touches, this property would make a great primary residence or a solid rental investment. A smart buy for those looking to add value.

19. 2025-12-11
    soldstatus
20. 2022-07-18
    soldstatus
21. 2022-07-11
    historical 252-char remark

    Show marketing remark (252 chars)

    Investors/Flippers come take a look at this great 3 bedroom 1 bath, central air. Beautiful Hardwood floor and great kitchen cabinets. Storage shed in back stays. Fully fenced yard. Just needs love to bring back to life. Great flip or rental. Roof 2010.

22. 2022-06-29
    soldstatus
23. 2022-06-27
    soldstatus Closed 252-char remark

    Show marketing remark (252 chars)

    Investors/Flippers come take a look at this great 3 bedroom 1 bath, central air. Beautiful Hardwood floor and great kitchen cabinets. Storage shed in back stays. Fully fenced yard. Just needs love to bring back to life. Great flip or rental. Roof 2010.

24. 2022-06-03
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Investors/Flippers come take a look at this great 3 bedroom 1 bath, central air. Beautiful Hardwood floor and great kitchen cabinets. Storage shed in back stays. Fully fenced yard. Just needs love to bring back to life. Great flip or rental. Roof 2010.

25. 2022-06-02
    listed $79,900 Active 252-char remark

    Show marketing remark (252 chars)

    Investors/Flippers come take a look at this great 3 bedroom 1 bath, central air. Beautiful Hardwood floor and great kitchen cabinets. Storage shed in back stays. Fully fenced yard. Just needs love to bring back to life. Great flip or rental. Roof 2010.

26. 2017-04-25
    soldstatus
27. 2012-07-31
    soldstatus
28. 2009-12-28
    soldstatus $32,500
29. 1998-07-07
    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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 6/10 Major FEMA zone AE · 67% 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: $16,742
• − Mortgage interest: −$5,041
• − Property taxes: −$2,159
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,618
• Taxable loss: −$1,323
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $153/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

+176.9% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $89,999 CBMLS
• 2026-02-04 Listed $99,000 CBMLS
• 2025-12-11 Sold (Public Records) — Public Records
• 2022-07-18 Sold (Public Records) — Public Records
• 2022-07-11 Delisted — CBMLS
• 2022-06-29 Sold (Public Records) — Public Records
• 2022-06-27 Sold (MLS) — CBMLS
• 2022-06-03 Pending — CBMLS
• 2022-06-02 Listed $79,900 CBMLS
• 2017-04-25 Sold (Public Records) — Public Records
• 2012-07-31 Sold (Public Records) — Public Records
• 2009-12-28 Sold (Public Records) $32,500 Public Records
• 1998-07-07 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,159 · +0.9% YoY. Source: county tax records.