417 Glenoak Dr · Corpus Christi, TX 78418

$189,000

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 9 Days on market

Built 1970 Est $237k · 20% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• 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

The house is gutted. Requires $50-60k interior remodel.

Key facts

• Built 1970
• Listed 9 days

Property features AI

Exterior

• Home design: Built in 1970
• Exterior features: Living area approximately 1,526 square feet

Interior

• Interior features: Located in the Flour Bluff subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 7.5% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $236,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2569 Sands Dr	0.43mi	3/2.0	1,495 (-2%)	1mo	$232,000	$155	72
521 Glenoak Dr	0.14mi	3/1.0	1,344 (-12%)	4mo	$69,000	$51	70
722 Saint Perpetua Dr	0.57mi	3/2.5	1,507 (-1%)	6mo	$269,900	$179	60
901 Strom	0.75mi	3/2.0	1,539 (+1%)	1mo	$239,000	$155	59
682 Kaipo Dr	0.46mi	3/2.0	1,404 (-8%)	4mo	$250,000	$178	58
809 Saint Peter St	0.67mi	3/2.0	1,551 (+2%)	7mo	$239,900	$155	56
3120 Mill Brook Dr	0.52mi	4/2.0 (+1)	1,486 (-3%)	7mo	$145,000	$98	56
610 Bel Air Dr	0.32mi	3/1.5	1,302 (-15%)	5mo	$249,000	$191	54
826 Saint Paul	0.70mi	3/2.0	1,483 (-3%)	6mo	$200,000	$135	53
2218 Bird Island Dr	0.58mi	3/2.0	1,338 (-12%)	7mo	$295,000	$220	43
420 E Cartagena Cir	0.72mi	3/2.0	1,351 (-12%)	3mo	$141,855	$105	41
3231 Jamaica Dr	0.74mi	3/2.0	1,372 (-10%)	5mo	$339,000	$247	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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-23,732
• Equity at exit: $28,181

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-26,449
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$991
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $198

Break-even live

Break-even rent $1,713

Max offer price $189,000

Occupancy floor 85%

Sensitivity live

Price	-10% $305	-5% $251	+0% $198	+5% $144	+10% $91
Rent	-10% $43	-5% $120	+0% $198	+5% $275	+10% $353
Rate	-1.0pp $293	-0.5pp $246	base $198	+0.5pp $149	+1.0pp $99

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Oakdale Dr Corpus Christi, TX	2.0	1.0	1113	$1,350	$1.21	44d	1	0.35mi
702 Truk Dr Corpus Christi, TX	3.0	2.0	1508	$1,650	$1.09	45d	1	0.42mi
2445 Laguna Shores Rd Corpus Christi, TX	4.0	4.5	1609	$5,500	$3.42	14d	1	0.65mi
2255 Lombardy Dr Corpus Christi, TX	3.0	2.0	1574	$1,750	$1.11	44d	1	0.70mi
2240 Lombardy Dr Corpus Christi, TX	4.0	2.0	2018	$2,195	$1.09	44d	1	0.72mi
538 Vega Dr Corpus Christi, TX	4.0	2.0	1539	$1,925	$1.25	44d	1	0.74mi
3021 Laguna Shores Rd Corpus Christi, TX	2.0	2.0	1440	$2,500	$1.74	44d	1	0.78mi
918 Saint Bernard St Corpus Christi, TX	3.0	2.5	2130	$1,800	$0.85	44d	1	0.83mi
2422 Luzius Dr Corpus Christi, TX	4.0	2.0	1898	$2,245	$1.18	14d	1	0.86mi
2310 Vialoux Dr Corpus Christi, TX	3.0	2.0	1240	$1,950	$1.57	44d	1	1.19mi
2317 Vialoux Dr Corpus Christi, TX	2.0	2.0	1067	$1,500	$1.41	21d	1	1.21mi
2301 Sky Crest Dr Corpus Christi, TX	3.0	2.0	1597	$2,200	$1.38	14d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $189,000 Active 9 DOM
2. 2026-06-17
   days on market $189,000 Active 8 DOM
3. 2026-06-16
   days on market $189,000 Active 7 DOM
4. 2026-06-15
   days on market $189,000 Active 6 DOM
5. 2026-06-14
   days on market $189,000 Active 4 DOM
6. 2026-06-13
   days on market $189,000 Active 3 DOM
7. 2026-06-10
   remarks 55-char remark
8. 2026-06-10
   listed $189,000 Active 1 DOM

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$62/yr (+$5/mo · 1.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 44% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $23,553
• − Mortgage interest: −$10,587
• − Property taxes: −$3,396
• − Insurance: −$945
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$5,498
• Taxable loss: −$642
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,526/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

3 events — show timeline

• 2026-06-09 Listed $189,000 FSBO.com
• 2019-05-09 Sold (Public Records) — Public Records
• 1998-09-21 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,396 · +10.6% YoY. Source: county tax records.