14422 Verdemar Dr #301 · Corpus Christi, TX 78418

$229,000

3 bd · 3.0 ba · 1,552 sqft · Townhouse public records · 212 Days on market

Built 2006 2,043 sqft lot $148/sqft · 20% below area Est $285k · 20% under $468/mo HOA · 19% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

Key facts

• 2 car-garage
• Dining room
• Full-sized kitchen

Tags

• FIRST FULL GUEST BEDROOM
• ATTACHED FULL BATHROOM
• 2 CAR-GARAGE
• BACKYARD SPACE FOR PETS
• FULL-SIZED KITCHEN
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (33.1% below list).
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $153k (33.1% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.6% in Corpus Christi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 31% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 212 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,112 (33.1% 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 212 days. Have you received any prior offers? Is the seller open to a 33% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.05% ✓
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 7.9

CMA / ARV

• ARV (median comp): $285,349
• List price: $229,000
• Delta: -19.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14422 Verdemar Dr #205	0.00mi	3/3.0	1,552 (0%)	8mo	$249,000	$160	94
14010 Ambrosia St	0.44mi	3/2.5	1,442 (-7%)	10mo	$395,000	$274	58
14427 Compass St Unit B15	0.33mi	3/2.0	1,403 (-10%)	10mo	$355,900	$254	56
14435 Compass St Unit C	0.35mi	3/2.5	1,708 (+10%)	11mo	$265,000	$155	56
14439 Compass St Unit G	0.38mi	3/2.5	1,684 (+8%)	13mo	$355,000	$211	56
14439 Compass St Unit F	0.38mi	3/2.5	1,684 (+8%)	13mo	$259,900	$154	55
14427 Compass Unit B1	0.33mi	3/2.0	1,403 (-10%)	13mo	$329,000	$234	54
14439 Compass St Unit E	0.38mi	3/2.5	1,653 (+6%)	20mo	$325,000	$197	53
14435 Compass St Unit D	0.35mi	3/2.5	1,754 (+13%)	13mo	$265,000	$151	49
14434 E Cabana St #206	0.37mi	3/2.0	1,328 (-14%)	9mo	$334,000	$252	48
14427 Compass St Unit A17	0.33mi	2/2.0 (-1)	1,326 (-15%)	11mo	$334,000	$252	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.7%
• Equity multiple: -0.11×
• Total profit: $-71,047
• Equity at exit: $34,145

10-year hold

• IRR: -87.9%
• Equity multiple: -0.91×
• Total profit: $-122,422
• Equity at exit: $19,800

Cash invested: $64,120 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$507 /mo · $6,086/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$468
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-430

Break-even live

Break-even rent $2,959

Max offer price $153,112

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14422 Verdemar Dr #201 Corpus Christi, TX	3.0	3.0	1552	$2,200	$1.42	14d	1	0.01mi
14142 E Cabana St Corpus Christi, TX	2.0	3.0	1410	$2,500	$1.77	44d	1	0.32mi
13733 A La Entrada St Corpus Christi, TX	3.0	2.5	1458	$6,000	$4.12	44d	1	0.83mi
14861 S Padre Island Dr #113 Corpus Christi, TX	3.0	2.5	1649	$2,000	$1.21	21d	1	0.84mi
14878 Granada Dr Corpus Christi, TX	3.0	2.5	1568	$3,200	$2.04	44d	1	1.08mi
15102 Dory Dr Corpus Christi, TX	3.0	2.0	1415	$2,500	$1.77	21d	1	1.23mi
15006 Aruba Dr Unit I Corpus Christi, TX	3.0	3.0	1538	$2,300	$1.50	14d	1	1.27mi
14901 Windward Dr #802 Corpus Christi, TX	3.0	2.5	1541	$2,400	$1.56	14d	1	1.30mi
14334 Cruiser St #202 Corpus Christi, TX	4.0	3.5	2100	$3,090	$1.47	44d	1	1.38mi
13845 Mizzen St Corpus Christi, TX	3.0	3.0	2025	$3,095	$1.53	14d	1	1.39mi
15101 Kokomo Dr Unit 101 Corpus Christi, TX	3.0	3.0	1424	$3,500	$2.46	44d	1	1.39mi
15110 Leeward Dr Corpus Christi, TX	3.0	3.0	1583	$2,000	$1.26	44d	1	1.43mi
15206 Cruiser St Corpus Christi, TX	4.0	2.5	2075	$2,880	$1.39	44d	1	1.44mi
15114 Barataria Dr Corpus Christi, TX	4.0	2.0	2096	$2,995	$1.43	14d	1	1.45mi
15002 Windward Dr #706 Corpus Christi, TX	2.0	2.0	1127	$2,450	$2.17	14d	1	1.45mi

HOA detail

• Monthly dues: $468 · $5,616/yr
• Likely covers: security

Listing history 28 events

1. 2026-06-18
   days on market $229,000 Active 212 DOM
2. 2026-06-17
   days on market $229,000 Active 211 DOM
3. 2026-06-16
   days on market $229,000 Active 210 DOM
4. 2026-06-15
   days on market $229,000 Active 209 DOM
5. 2026-06-14
   days on market $229,000 Active 207 DOM
6. 2026-06-13
   days on market $229,000 Active 206 DOM
7. 2026-06-10
   days on market $229,000 Active 204 DOM
8. 2026-06-09
   days on market $229,000 Active 203 DOM
9. 2026-06-08
   days on market $229,000 Active 202 DOM
10. 2026-06-07
    days on market $229,000 Active 201 DOM
11. 2026-06-03
    days on market $229,000 Active 197 DOM
12. 2026-06-02
    days on market $229,000 Active 196 DOM
13. 2026-06-01
    days on market $229,000 Active 195 DOM
14. 2026-05-31
    days on market $229,000 Active 194 DOM
15. 2026-05-30
    days on market $229,000 Active 193 DOM
16. 2025-03-03
    listed $269,000 Active
17. 2022-05-04
    soldstatus
18. 2022-05-02
    historical 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

19. 2022-05-02
    soldstatus Closed 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

20. 2022-01-17
    status Pending 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

21. 2022-01-03
    historical Active Under Contract 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

22. 2021-06-18
    status Active 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

23. 2021-06-10
    status Pending 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

24. 2021-04-11
    historical Active Under Contract 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

25. 2020-10-23
    listed $235,900 Active 859-char remark

    Show marketing remark (859 chars)

    Stunning Townhome in Private Complex! Nestled away from the hustle and bustle of the island, a gated entrance welcomes you to your new home! The ground-floor entry opens into a spacious luxury floor-plan, accentuated by designer colors and tons of windows for plenty of natural light. The roomy kitchen boasts built-in appliances, expansive counter space, and ample cabinet storage. Enjoy intimate meals from the breakfast bar or entertain using the separate dining area! The unique split-bedroom floor-plan features one bedroom and full bathroom on each of the three floors, allowing everyone maximum privacy for unwinding and relaxing after a long day! Located just moments from Packery Channel and the Packery Channel Park & Bird Sanctuary, and just a short drive from all the beaches and fishing that North Padre has to offer! Call to showing today!

26. 2009-02-26
    listed $199,900
27. 2007-09-06
    listed $215,000
28. 2006-04-05
    listed $264,900

ⓘ 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: $6,086 · $507/mo
• Projected year-2 tax: $6,086 · $507/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $28,987
• − Mortgage interest: −$12,828
• − Property taxes: −$6,086
• − Insurance: −$1,942
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$5,616
• − Depreciation: −$6,662
• Taxable loss: −$8,784
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-3,047/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

+1.5% since first listed

13 events — show timeline

• 2025-03-03 Listed $269,000 CBMLS
• 2022-05-04 Sold (Public Records) — Public Records
• 2022-05-02 Delisted — CBMLS
• 2022-05-02 Sold (MLS) — CBMLS
• 2022-01-17 Pending — CBMLS
• 2022-01-03 Contingent — CBMLS
• 2021-06-18 Relisted — CBMLS
• 2021-06-10 Pending — CBMLS
• 2021-04-11 Contingent — CBMLS
• 2020-10-23 Listed $235,900 CBMLS
• 2009-02-26 Listed $199,900 CBMLS
• 2007-09-06 Listed $215,000 CBMLS
• 2006-04-05 Listed $264,900 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $6,086 · +15.9% YoY. Source: county tax records.