4401 River Valley Dr #1003 · Corpus Christi, TX 78410

$85,000

2 bd · 2.5 ba · 1,597 sqft · Townhouse public records · 248 Days on market

Built 1985 4,539 sqft lot $53/sqft · 25% below area Est $113k · 25% under $610/mo HOA · 36% of rent

---

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 +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +10.0/10.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to River Run Townhomes, Unit 1003 is nestled directly off the beautiful Nueces River with easy access to fishing, kayaking, and sunset views. This rare tri-level offers an attached garage with interior entry and storage on the first level. The main level showcases three balconies, a spacious living room with fireplace, formal and casual dining, half bath, and a kitchen with granite countertops, stainless steel appliances, and dry bar. Upstairs you’ll find dual primary suites with private ensuites and a laundry room in between. Conveniently located near River Hills Golf Course, shopping, dining, and medical centers, this townhome blends comfort, functionality, and lifestyle.

Key facts

• Attached garage
• Three balconies
• Nueces river access

Tags

• NUECES RIVER ACCESS
• THREE BALCONIES
• ATTACHED GARAGE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DUAL PRIMARY SUITES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $-4 ($-47/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (0.8% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Zoned schools: Calallen Wood River El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 479 students, 54% FRL); Calallen Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 968 students, 53% FRL); Calallen H S (math 47% / reading 59%, grade C-, #437 of 1,632 statewide, top 27%, 1,180 students, 51% FRL).
• Market conditions: Rents rising (+2.0%/yr); 339 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 $588 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 248 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 36% of rent.

Recommended offer $74,800 (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 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.00% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 4.2

CMA / ARV

• ARV (median comp): $113,197
• List price: $85,000
• Delta: -24.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 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 (-5%)	6mo	$68,000	$45	87
4401 River Valley Dr #205	0.00mi	2/2.5	1,515 (-5%)	11mo	$92,500	$61	82
4401 River Valley #601	0.00mi	2/2.5	1,527 (-4%)	21mo	$125,000	$82	75
13656 Teague	0.41mi	2/2.0	1,357 (-15%)	13mo	$179,900	$133	43
13661 Teague #20	0.51mi	2/2.0	1,366 (-14%)	10mo	$185,000	$135	42

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-15,256
• Equity at exit: $12,674

10-year hold

• IRR: -14.8%
• Equity multiple: 0.22×
• Total profit: $-18,541
• Equity at exit: $7,349

Cash invested: $23,800 (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: 339
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$446
• Tax from tax record: −$253 /mo · $3,033/yr
• Insurance: −$35
• HOA: −$610
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-4

Break-even live

Break-even rent $1,701

Max offer price $84,308

Occupancy floor 95%

Sensitivity live

Price	-10% $44	-5% $20	+0% $-4	+5% $-28	+10% $-52
Rent	-10% $-138	-5% $-71	+0% $-4	+5% $63	+10% $130
Rate	-1.0pp $39	-0.5pp $18	base $-4	+0.5pp $-26	+1.0pp $-48

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: $21,250
• Closing costs: $2,550
• 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	15d	1	0.36mi
13665 Teague Ln Corpus Christi, TX	2.0	2.0	1214	$1,550	$1.28	15d	1	0.47mi
4609 Cornett Dr Corpus Christi, TX	3.0	2.0	2137	$1,950	$0.91	15d	1	0.66mi
5317 Avenue C Corpus Christi, TX	3.0	2.0	1161	$1,725	$1.49	15d	1	0.81mi
4022 Wood River Dr Unit 2C Corpus Christi, TX	2.0	2.0	1307	$1,700	$1.30	15d	1	1.37mi

HOA detail

• Monthly dues: $610 · $7,320/yr

Listing history 31 events

1. 2026-06-21
   days on market $85,000 Active 248 DOM
2. 2026-06-18
   days on market $85,000 Active 245 DOM
3. 2026-06-17
   days on market $85,000 Active 244 DOM
4. 2026-06-16
   days on market $85,000 Active 243 DOM
5. 2026-06-15
   days on market $85,000 Active 242 DOM
6. 2026-06-14
   days on market $85,000 Active 240 DOM
7. 2026-06-13
   days on market $85,000 Active 239 DOM
8. 2026-06-10
   days on market $85,000 Active 237 DOM
9. 2026-06-09
   days on market $85,000 Active 236 DOM
10. 2026-06-08
    days on market $85,000 Active 235 DOM
11. 2026-06-07
    days on market $85,000 Active 234 DOM
12. 2026-06-03
    days on market $85,000 Active 230 DOM
13. 2026-06-02
    days on market $85,000 Active 229 DOM
14. 2026-06-01
    days on market $85,000 Active 228 DOM
15. 2026-05-31
    days on market $85,000 Active 227 DOM
16. 2026-05-30
    days on market $85,000 Active 226 DOM
17. 2026-05-20
    price $85,000 696-char remark

    Show marketing remark (696 chars)

    Welcome to River Run Townhomes, Unit 1003 is nestled directly off the beautiful Nueces River with easy access to fishing, kayaking, and sunset views. This rare tri-level offers an attached garage with interior entry and storage on the first level. The main level showcases three balconies, a spacious living room with fireplace, formal and casual dining, half bath, and a kitchen with granite countertops, stainless steel appliances, and dry bar. Upstairs you’ll find dual primary suites with private ensuites and a laundry room in between. Conveniently located near River Hills Golf Course, shopping, dining, and medical centers, this townhome blends comfort, functionality, and lifestyle.

18. 2026-05-04
    price $98,500 696-char remark

    Show marketing remark (696 chars)

    Welcome to River Run Townhomes, Unit 1003 is nestled directly off the beautiful Nueces River with easy access to fishing, kayaking, and sunset views. This rare tri-level offers an attached garage with interior entry and storage on the first level. The main level showcases three balconies, a spacious living room with fireplace, formal and casual dining, half bath, and a kitchen with granite countertops, stainless steel appliances, and dry bar. Upstairs you’ll find dual primary suites with private ensuites and a laundry room in between. Conveniently located near River Hills Golf Course, shopping, dining, and medical centers, this townhome blends comfort, functionality, and lifestyle.

19. 2026-03-24
    price $98,900 696-char remark

    Show marketing remark (696 chars)

    Welcome to River Run Townhomes, Unit 1003 is nestled directly off the beautiful Nueces River with easy access to fishing, kayaking, and sunset views. This rare tri-level offers an attached garage with interior entry and storage on the first level. The main level showcases three balconies, a spacious living room with fireplace, formal and casual dining, half bath, and a kitchen with granite countertops, stainless steel appliances, and dry bar. Upstairs you’ll find dual primary suites with private ensuites and a laundry room in between. Conveniently located near River Hills Golf Course, shopping, dining, and medical centers, this townhome blends comfort, functionality, and lifestyle.

20. 2025-12-31
    price $98,999 696-char remark

    Show marketing remark (696 chars)

    Welcome to River Run Townhomes, Unit 1003 is nestled directly off the beautiful Nueces River with easy access to fishing, kayaking, and sunset views. This rare tri-level offers an attached garage with interior entry and storage on the first level. The main level showcases three balconies, a spacious living room with fireplace, formal and casual dining, half bath, and a kitchen with granite countertops, stainless steel appliances, and dry bar. Upstairs you’ll find dual primary suites with private ensuites and a laundry room in between. Conveniently located near River Hills Golf Course, shopping, dining, and medical centers, this townhome blends comfort, functionality, and lifestyle.

21. 2025-10-16
    listed $99,000 Active 696-char remark

    Show marketing remark (696 chars)

    Welcome to River Run Townhomes, Unit 1003 is nestled directly off the beautiful Nueces River with easy access to fishing, kayaking, and sunset views. This rare tri-level offers an attached garage with interior entry and storage on the first level. The main level showcases three balconies, a spacious living room with fireplace, formal and casual dining, half bath, and a kitchen with granite countertops, stainless steel appliances, and dry bar. Upstairs you’ll find dual primary suites with private ensuites and a laundry room in between. Conveniently located near River Hills Golf Course, shopping, dining, and medical centers, this townhome blends comfort, functionality, and lifestyle.

22. 2025-08-14
    price $99,000
23. 2025-07-08
    listed $104,000 Active
24. 2025-03-14
    price $104,000
25. 2024-12-11
    price $110,000
26. 2024-10-01
    status Active
27. 2024-09-30
    price $115,000
28. 2024-07-25
    listed $125,000 Active
29. 2008-09-08
    listed $54,900
30. 1996-01-25
    soldstatus
31. 1995-10-31
    listed $61,000

ⓘ 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: $3,033 · $253/mo
• Projected year-2 tax: $3,033 · $253/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: $20,354
• − Mortgage interest: −$4,761
• − Property taxes: −$3,033
• − Insurance: −$425
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$7,320
• − Depreciation: −$2,473
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $172/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

+39.3% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $85,000 CBMLS
• 2026-05-04 Price Changed $98,500 CBMLS
• 2026-03-24 Price Changed $98,900 CBMLS
• 2025-12-31 Price Changed $98,999 CBMLS
• 2025-10-16 Listed $99,000 CBMLS
• 2025-08-14 Price Changed $99,000 CBMLS
• 2025-07-08 Listed $104,000 CBMLS
• 2025-03-14 Price Changed $104,000 CBMLS
• 2024-12-11 Price Changed $110,000 CBMLS
• 2024-10-01 Relisted — CBMLS
• 2024-09-30 Price Changed $115,000 CBMLS
• 2024-07-25 Listed $125,000 CBMLS
• 2008-09-08 Listed $54,900 CBMLS
• 1996-01-25 Sold (MLS) — CBMLS
• 1995-10-31 Listed $61,000 CBMLS

Property tax history

+15.6%/yr

Latest (2025): $3,033 · +3.1% YoY. Source: county tax records.