7705 Thor Dr · Corpus Christi, TX 78414

$262,999

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 10 Days on market

Built 2026 Good condition Est $302k · 13% under

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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).

• Cash flow +13.3/30.0
• ARV discount +13.3/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $262,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home
• Exterior features: Living area approximately 1667

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Ramsey plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1 ($16/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 $230k (12.5% below list).
• Recommended offer: $230k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Kolda El (math 51% / reading 59%, grade C, #602 of 4,322 statewide, top 14%, 879 students, 36% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Harold T Branch Academy For Career & Technical Ed (math 52% / reading 62%, grade C, #333 of 1,632 statewide, top 22%, 256 students, 72% FRL).
• Zoned-school proficiency averages 50% at this address vs 33% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 623 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $230,235 (12.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $301,727
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7702 Thor Dr	0.08mi	4/2.0	1,667 (0%)	1mo	$259,999	$156	96
7914 Thor Dr	0.08mi	3/2.0 (-1)	1,634 (-2%)	1mo	$285,999	$175	87
7706 Thor Dr	0.08mi	3/2.0 (-1)	1,474 (-12%)	1mo	$246,999	$168	71
7918 Thor Dr	0.08mi	3/2.0 (-1)	1,896 (+14%)	1mo	$306,999	$162	67
7817 Bullrider Dr	0.54mi	3/2.0 (-1)	1,614 (-3%)	1mo	$299,000	$185	64
7614 Lasso Dr	0.59mi	4/2.0	1,543 (-7%)	1mo	$269,900	$175	60
7725 Bullrider Dr	0.53mi	3/2.0 (-1)	1,522 (-9%)	1mo	$272,000	$179	55
7718 Lariat Toss Dr	0.51mi	3/2.0 (-1)	1,511 (-9%)	1mo	$285,000	$189	55
7333 Adler Dr	0.51mi	3/2.0 (-1)	1,831 (+10%)	1mo	$409,900	$224	54
7625 Rustler	0.52mi	3/2.0 (-1)	1,492 (-10%)	1mo	$269,900	$181	53
7621 Krypton Dr	0.58mi	3/2.0 (-1)	1,821 (+9%)	1mo	$352,499	$194	52
7613 Krypton Dr	0.60mi	4/2.0	1,906 (+14%)	1mo	$350,000	$184	47

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-44,928
• Equity at exit: $39,214

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-48,633
• Equity at exit: $22,739

Cash invested: $73,640 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 623
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1

Break-even live

Break-even rent $2,301

Max offer price $262,999

Occupancy floor 95%

Sensitivity live

Price	-10% $183	-5% $92	+0% $1	+5% $-90	+10% $-180
Rent	-10% $-181	-5% $-90	+0% $1	+5% $92	+10% $183
Rate	-1.0pp $134	-0.5pp $68	base $1	+0.5pp $-67	+1.0pp $-136

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7710 Thor Dr Corpus Christi, TX	4.0	2.5	1900	$2,395	$1.26	15d	1	0.05mi
7818 Doctor Strange Dr Corpus Christi, TX	3.0	2.0	1214	$2,000	$1.65	45d	1	0.11mi
7705 Wonder Woman Dr Corpus Christi, TX	3.0	2.0	1663	$2,000	$1.20	15d	1	0.12mi
7926 Doctor Strange Dr Corpus Christi, TX	4.0	3.0	2196	$2,400	$1.09	23d	1	0.13mi
7925 Wonder Woman Dr Corpus Christi, TX	4.0	3.0	1910	$2,400	$1.26	15d	1	0.16mi
7702 Spiderman Dr Corpus Christi, TX	4.0	2.0	1639	$2,400	$1.46	23d	1	0.20mi
7713 Lariat Toss Dr Corpus Christi, TX	3.0	2.0	1518	$2,300	$1.52	45d	1	0.49mi
7610 Rustler Ln Corpus Christi, TX	3.0	2.0	1584	$2,150	$1.36	23d	1	0.55mi
7230 Tristan Dr Corpus Christi, TX	4.0	2.0	1838	$2,395	$1.30	45d	1	0.59mi
7822 Fort Griffen Dr Corpus Christi, TX	3.0	2.0	1618	$2,100	$1.30	15d	1	0.59mi
7230 Bryson Way Corpus Christi, TX	4.0	2.0	1884	$2,500	$1.33	45d	1	0.63mi
8218 Merlin Pl Corpus Christi, TX	4.0	2.0	2088	$2,300	$1.10	15d	1	1.00mi
6865 La Salle Dr Corpus Christi, TX	4.0	2.0	2186	$3,000	$1.37	45d	1	1.10mi
3810 Los Arroyos Dr Corpus Christi, TX	3.0	2.0	1578	$2,300	$1.46	23d	1	1.19mi
8001 Rock Crest Dr Corpus Christi, TX	3.0	2.0	1320	$1,950	$1.48	45d	1	1.28mi
8226 Excalibur Rd Corpus Christi, TX	3.0	2.0	1792	$2,250	$1.26	15d	1	1.32mi
8314 Excalibur Rd Corpus Christi, TX	4.0	2.0	2047	$2,600	$1.27	15d	1	1.36mi
3617 Garnet Ct Corpus Christi, TX	4.0	2.0	1758	$2,125	$1.21	45d	1	1.39mi
7933 Wolverine Dr Corpus Christi, TX	3.0	2.0	1352	$1,750	$1.29	45d	1	1.39mi
3614 Sapphire Ct Corpus Christi, TX	4.0	2.5	1998	$2,195	$1.10	15d	1	1.41mi
7818 Impala Dr Corpus Christi, TX	3.0	2.0	1255	$1,725	$1.37	45d	1	1.42mi
7950 Caribou Dr Corpus Christi, TX	3.0	2.0	1496	$1,800	$1.20	15d	1	1.45mi
7001 Lipes Blvd Apt 308 Corpus Christi, TX	3.0	2.0	1350	$1,450	$1.07	15d	1	1.50mi

Listing history 7 events

1. 2026-06-07
   days on market $262,999 Active 10 DOM
2. 2026-06-05
   days on market $262,999 Active 7 DOM
3. 2026-06-03
   days on market $262,999 Active 6 DOM
4. 2026-06-02
   days on market $262,999 Active 5 DOM
5. 2026-06-01
   days on market $262,999 Active 4 DOM
6. 2026-05-31
   remarks 414-char remark
7. 2026-05-31
   listed $262,999 Active 3 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: $27,628
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$7,651
• Taxable loss: −$4,435
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $1,080/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 80/100 Cosmetic rehab

This single-story home is in good condition with a modern design and well-maintained exterior. It offers a good balance of updates and maintenance, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the look of the bathrooms and increase appeal to potential buyers.
• Resale Upgrading the kitchen appliances — Newer, more energy-efficient appliances can increase the home's value and appeal to buyers.
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase the home's value.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters looking for energy-efficient homes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the look of the bathrooms and increase appeal to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Newer, more energy-efficient appliances can increase the home's value and appeal to buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters looking for energy-efficient homes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 54,263
• Household income: $98,771
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1167.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 33% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 46% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 24% Other Indo-European 2% Chinese 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: ▼ -40.16%
• Current HPI: 182.3229
• Rent YoY: ▲ 1.94%
• 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