225 Hialeah Dr · Corpus Christi, TX 78418

$179,450

3 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 3 Days on market

Built 1964 7,910 sqft lot Est $194k · 7% 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).

• Cash flow +24.8/30.0
• ARV discount +10.8/15.0
• DSCR +8.0/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST BUY IN FLOUR BLUFF. HUGE BACKYARD W/ FISHPOND. CENTRAL AC/HEAT INSTALLED SEPT 96, ROOF-DEC 96, CARPET- FEB 97, PER OWNER. OVERSIZED GARAGED W/ WORKBENCH AND STORAGE. SHOW AND SELL. VACANT LOCKBOX.

Key facts

• Covered patio
• Updated kitchen
• Cul-de-sac

Tags

• CUL-DE-SAC
• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 8.8% 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.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 685 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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.
• Current owner paid $58k; list at $179k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $193,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Hialeah Dr	0.00mi	3/1.5	1,064 (0%)	1mo	$179,450	$169	99
3023 Pimlico	0.10mi	3/1.0	960 (-10%)	1mo	$165,000	$172	76
3118 Nassau Dr	0.18mi	3/3.0	1,152 (+8%)	3mo	$219,900	$191	70
428 Trinidad Dr	0.45mi	3/2.0	1,106 (+4%)	7mo	$198,900	$180	64
3221 Laguna Shrs	0.25mi	3/2.0	1,144 (+8%)	14mo	$220,000	$192	62
3538 Shore Dr	0.68mi	3/2.0	1,045 (-2%)	4mo	$225,000	$215	59
2806 Ransom Island Dr	0.41mi	2/1.0 (-1)	1,146 (+8%)	8mo	$180,000	$157	54
2838 Ransom Island Dr	0.36mi	2/2.0 (-1)	1,189 (+12%)	6mo	$200,000	$168	51
418 Antares Dr	0.52mi	3/1.5	927 (-13%)	6mo	$169,999	$183	49
3310 Charlotte Dr	0.51mi	3/2.0	1,182 (+11%)	12mo	$214,900	$182	46
430 Orion Dr	0.57mi	3/2.0	1,171 (+10%)	13mo	$223,000	$190	44
438 Polaris Pl	0.52mi	3/2.0	1,214 (+14%)	11mo	$170,000	$140	41

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-15,069
• Equity at exit: $26,757

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-10,540
• Equity at exit: $15,516

Cash invested: $50,246 (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 78418

• Rents YoY: -0.6%
• Active inventory: 685
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$941
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $314

Break-even live

Break-even rent $1,680

Max offer price $179,450

Occupancy floor 80%

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: $44,862
• Closing costs: $5,384
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3021 Laguna Shores Rd Corpus Christi, TX	2.0	2.0	1440	$2,500	$1.74	44d	1	0.19mi
530 Oakdale Dr Corpus Christi, TX	2.0	1.0	1113	$1,350	$1.21	44d	1	0.61mi
2725 Waldron Rd Apt 14 Corpus Christi, TX	2.0	1.0	850	$925	$1.09	44d	1	0.69mi
2725 Waldron Rd Apt 24 Corpus Christi, TX	2.0	1.0	850	$985	$1.16	14d	1	0.69mi
3942 Laguna Shores Rd Corpus Christi, TX	3.0	2.0	1500	$3,800	$2.53	14d	1	1.14mi
557 Yorktown Blvd Corpus Christi, TX	3.0–5.0	2.0	1714	$2,337	$1.36	14d	1	1.20mi
4141 Whiteley Dr Unit 1 Corpus Christi, TX	2.0	1.5	900	$1,295	$1.44	21d	1	1.39mi

Listing history 12 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   historical
3. 2026-04-25
   listed $179,450 Active
4. 2022-08-19
   historical
5. 2022-08-13
   price $129,900
6. 2022-07-29
   status Active
7. 2022-07-25
   historical Active Under Contract
8. 2022-07-16
   listed $137,000 Active
9. 2022-06-23
   soldstatus
10. 1997-05-14
    soldstatus 201-char remark

    Show marketing remark (201 chars)

    BEST BUY IN FLOUR BLUFF. HUGE BACKYARD W/ FISHPOND. CENTRAL AC/HEAT INSTALLED SEPT 96, ROOF-DEC 96, CARPET- FEB 97, PER OWNER. OVERSIZED GARAGED W/ WORKBENCH AND STORAGE. SHOW AND SELL. VACANT LOCKBOX.

11. 1997-05-14
    soldstatus $58,500

    Show marketing remark (201 chars)

    BEST BUY IN FLOUR BLUFF. HUGE BACKYARD W/ FISHPOND. CENTRAL AC/HEAT INSTALLED SEPT 96, ROOF-DEC 96, CARPET- FEB 97, PER OWNER. OVERSIZED GARAGED W/ WORKBENCH AND STORAGE. SHOW AND SELL. VACANT LOCKBOX.

12. 1997-03-26
    listed $57,500 201-char remark

    Show marketing remark (201 chars)

    BEST BUY IN FLOUR BLUFF. HUGE BACKYARD W/ FISHPOND. CENTRAL AC/HEAT INSTALLED SEPT 96, ROOF-DEC 96, CARPET- FEB 97, PER OWNER. OVERSIZED GARAGED W/ WORKBENCH AND STORAGE. SHOW AND SELL. VACANT LOCKBOX.

ⓘ 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: $2,941 · $245/mo
• Projected year-2 tax: $3,284 · $274/mo
• Expected delta: +$343/yr (+$29/mo · 11.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $24,936
• − Mortgage interest: −$10,052
• − Property taxes: −$2,941
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$5,220
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,522/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: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 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): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 808.0

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: 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

+212.1% since first listed

12 events — show timeline

• 2026-05-02 Pending — CBMLS
• 2026-04-28 Delisted — CBMLS
• 2026-04-25 Listed $179,450 CBMLS
• 2022-08-19 Delisted — CBMLS
• 2022-08-13 Price Changed $129,900 CBMLS
• 2022-07-29 Relisted — CBMLS
• 2022-07-25 Contingent — CBMLS
• 2022-07-16 Listed $137,000 CBMLS
• 2022-06-23 Sold (Public Records) — Public Records
• 1997-05-14 Sold (Public Records) $58,500 Public Records
• 1997-05-14 Sold (MLS) — CBMLS
• 1997-03-26 Listed $57,500 CBMLS

Property tax history

+4.2%/yr

Latest (2025): $2,941 · -1.8% YoY. Source: county tax records.