4401 River Valley Dr #1205 · Corpus Christi, TX 78410

$95,000

2 bd · 2.5 ba · 1,670 sqft · Townhouse public records · 165 Days on market

Built 1985 4,735 sqft lot $57/sqft · 16% below area Est $113k · 16% under $637/mo HOA · 37% of rent

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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 +14.7/15.0
• Cash flow +12.1/30.0
• 1% rule +10.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect 2 bed 2 1/2 bath 2 car garage located in the Calallen School District. River front balcony on the Nueces River. Motivated Sellers! Bring offers before it's gone!

Key facts

• River front balcony
• $637 HOA
• 2 garage spots

Tags

• RIVER FRONT BALCONY
• CALALLEN SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (3.9% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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.
• Calallen ISD (urban): math 42% / reading 44% proficiency, ranked #249 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $657 of loan paydown is wiped out by about $3k 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 165 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask is 7850% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $83,600 (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 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.79% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 4.7

CMA / ARV

• ARV (median comp): $113,197
• List price: $95,000
• Delta: -16.08%
• 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
4401 River Valley Dr #206	0.00mi	2/2.5	1,515 (-9%)	6mo	$68,000	$45	80
4401 River Valley Dr #205	0.00mi	2/2.5	1,515 (-9%)	11mo	$92,500	$61	76
4401 River Valley #601	0.00mi	2/2.5	1,527 (-9%)	21mo	$125,000	$82	68

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-18,000
• Equity at exit: $14,165

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-22,475
• Equity at exit: $8,214

Cash invested: $26,600 (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 78410

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$498
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$40
• HOA: −$637
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-21

Break-even live

Break-even rent $1,729

Max offer price $91,288

Occupancy floor 96%

Sensitivity live

Price	-10% $33	-5% $6	+0% $-21	+5% $-48	+10% $-75
Rent	-10% $-155	-5% $-88	+0% $-21	+5% $46	+10% $113
Rate	-1.0pp $27	-0.5pp $3	base $-21	+0.5pp $-46	+1.0pp $-71

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Catfish Dr Corpus Christi, TX	3.0	2.0	1822	$2,050	$1.13	14d	1	0.36mi
13665 Teague Ln Corpus Christi, TX	2.0	2.0	1214	$1,550	$1.28	14d	1	0.47mi
4609 Cornett Dr Corpus Christi, TX	3.0	2.0	2137	$1,950	$0.91	14d	1	0.66mi
5317 Avenue C Corpus Christi, TX	3.0	2.0	1161	$1,725	$1.49	14d	1	0.81mi
4022 Wood River Dr Unit 2C Corpus Christi, TX	2.0	2.0	1307	$1,700	$1.30	14d	1	1.37mi

HOA detail

• Monthly dues: $637 · $7,644/yr

Listing history 39 events

1. 2026-06-18
   days on market $95,000 Active 165 DOM
2. 2026-06-17
   days on market $95,000 Active 164 DOM
3. 2026-06-16
   days on market $95,000 Active 163 DOM
4. 2026-06-15
   days on market $95,000 Active 162 DOM
5. 2026-06-14
   days on market $95,000 Active 160 DOM
6. 2026-06-13
   days on market $95,000 Active 159 DOM
7. 2026-06-10
   days on market $95,000 Active 157 DOM
8. 2026-06-09
   days on market $95,000 Active 156 DOM
9. 2026-06-08
   days on market $95,000 Active 155 DOM
10. 2026-06-07
    days on market $95,000 Active 154 DOM
11. 2026-06-03
    days on market $95,000 Active 150 DOM
12. 2026-06-02
    days on market $95,000 Active 149 DOM
13. 2026-06-01
    days on market $95,000 Active 148 DOM
14. 2026-05-31
    days on market $95,000 Active 147 DOM
15. 2026-05-30
    days on market $95,000 Active 146 DOM
16. 2026-02-16
    historical $1,195
17. 2026-01-05
    listed $1,195
18. 2026-01-01
    historical $1,195

    Show marketing remark (169 chars)

    Perfect 2 bed 2 1/2 bath 2 car garage located in the Calallen School District. River front balcony on the Nueces River. Motivated Sellers! Bring offers before it's gone!

19. 2026-01-01
    listed $95,000 Active 169-char remark

    Show marketing remark (169 chars)

    Perfect 2 bed 2 1/2 bath 2 car garage located in the Calallen School District. River front balcony on the Nueces River. Motivated Sellers! Bring offers before it's gone!

20. 2025-12-31
    price $1,195
21. 2025-11-29
    price $95,000
22. 2025-10-14
    price $1,295
23. 2025-10-13
    price $99,900
24. 2025-10-01
    price $104,900
25. 2025-08-21
    listed $1,395
26. 2025-08-01
    listed $109,000 Active
27. 2024-08-02
    historical $1,395
28. 2024-07-14
    listed $1,395
29. 2024-07-03
    price $99,900
30. 2024-05-21
    price $109,900
31. 2024-05-14
    price $129,900
32. 2024-05-08
    listed $149,900 Active
33. 2009-07-09
    soldstatus
34. 2009-04-14
    listed $55,000
35. 2008-05-13
    listed $49,900
36. 2005-04-15
    soldstatus
37. 2005-01-10
    listed $54,900
38. 2002-12-16
    soldstatus
39. 2001-11-06
    listed $69,000

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $2,292 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,427
• − Mortgage interest: −$5,321
• − Property taxes: −$2,292
• − Insurance: −$475
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$7,644
• − Depreciation: −$2,764
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $69/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: Calallen ISD
• NCES district ID: 4812420
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $73,780
• Composite: 39.25/100
• National rank: #4004
• State rank: #249 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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 Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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

-98.3% since first listed

24 events — show timeline

• 2026-02-16 Rental Removed $1,195 CBMLS
• 2026-01-05 Listed for Rent $1,195 CBMLS
• 2026-01-01 Rental Removed $1,195 CBMLS
• 2026-01-01 Listed $95,000 CBMLS
• 2025-12-31 Price Changed $1,195 CBMLS
• 2025-11-29 Price Changed $95,000 CBMLS
• 2025-10-14 Price Changed $1,295 CBMLS
• 2025-10-13 Price Changed $99,900 CBMLS
• 2025-10-01 Price Changed $104,900 CBMLS
• 2025-08-21 Listed for Rent $1,395 CBMLS
• 2025-08-01 Listed $109,000 CBMLS
• 2024-08-02 Rental Removed $1,395 CBMLS
• 2024-07-14 Listed for Rent $1,395 CBMLS
• 2024-07-03 Price Changed $99,900 CBMLS
• 2024-05-21 Price Changed $109,900 CBMLS
• 2024-05-14 Price Changed $129,900 CBMLS
• 2024-05-08 Listed $149,900 CBMLS
• 2009-07-09 Sold (Public Records) — Public Records
• 2009-04-14 Listed $55,000 CBMLS
• 2008-05-13 Listed $49,900 CBMLS
• 2005-04-15 Sold (MLS) — CBMLS
• 2005-01-10 Listed $54,900 CBMLS
• 2002-12-16 Sold (Public Records) — Public Records
• 2001-11-06 Listed $69,000 CBMLS

Property tax history

+11.6%/yr

Latest (2025): $2,292 · +22.0% YoY. Source: county tax records.