1645 Brentwood Dr · Corpus Christi, TX 78415

$129,900

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 51 Days on market

Built 1951 7,536 sqft lot $92/sqft · 8% below area Est $141k · 8% under

---

Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +11.1/15.0
• DSCR +8.8/10.0
• 1% rule +7.8/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect starter home or investment opportunity tucked away in a quiet, established neighborhood! This 3-bedroom, 2-bath home offers 1,414 square feet of living space and sits on a generously sized lot, giving you plenty of room to enjoy, entertain, expand, or create the backyard setup you have been looking for. Whether you are a first-time home buyer searching for a great place to call home, or an investor looking for a solid addition to your portfolio, this property checks the boxes. Inside, the home offers a functional layout with comfortable living areas, spacious bedrooms, and the flexibility to make the space your own. The large lot provides great outdoor potential, whether that means

Key facts

• Generously sized lot
• 7,536 sq ft lot
• Parking

Tags

• GENEROUSLY SIZED LOT
• MAJOR UPDATES COMPLETED
• A C ROOF PLUMBING UPDATES

Property features AI

Finance

• HOA & community: Curbs, gutters, and sidewalks in the community

Exterior

• Parking: Carport
• Utilities: Natural gas available; Public water; Public sewer; Electricity available; Separate meters
• Home design: Single-story; Shingle roof
• Construction: HardiPlank and wood siding; Pillar/Post/Pier and slab foundation; Built with wood siding and HardiPlank type exterior
• Exterior features: Chain link and wood fencing; Landscaped interior lot; Subdivided lot; City street frontage

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Disposal
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Air filtration; Open floor plan; Split bedrooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Corpus Christi ISD (urban): math 31% / reading 35% proficiency, ranked #562 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Ray H S (math 49% / reading 47%, grade D, #571 of 1,632 statewide, top 36%, 1,640 students, 69% FRL).
• Zoned-school proficiency averages 58% at this address vs 33% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $898 of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 6.5

CMA / ARV

• ARV (median comp): $141,040
• List price: $129,900
• Delta: -7.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1650 Green Grove Dr	0.19mi	3/2.0	1,418 (+0%)	4mo	$99,950	$70	87
4305 Devon Dr	0.37mi	3/2.0	1,456 (+3%)	8mo	$139,900	$96	72
4026 W Vanderbilt Dr	0.37mi	4/3.0 (+1)	1,412 (-0%)	3mo	$159,900	$113	71
3953 Naples St	0.26mi	3/2.0	1,290 (-9%)	8mo	$139,000	$108	66
1550 Melbourne Dr	0.37mi	3/2.0	1,516 (+7%)	6mo	$229,000	$151	66
1438 Melbourne Dr	0.50mi	3/2.0	1,464 (+4%)	7mo	$129,900	$89	65
1350 Ormond Dr	0.63mi	3/2.0	1,389 (-2%)	8mo	$135,000	$97	61
4338 Cottage St	0.66mi	3/1.5	1,428 (+1%)	8mo	$194,999	$137	59
2521 Viola	0.73mi	3/2.0	1,452 (+3%)	7mo	$223,000	$154	55
1233 Brentwood Dr	0.65mi	3/1.0	1,229 (-13%)	6mo	$199,000	$162	39
2517 Viola Ave	0.74mi	3/1.0	1,229 (-13%)	8mo	$114,900	$93	33
1210 Brentwood Dr	0.72mi	4/2.0 (+1)	1,619 (+14%)	9mo	$185,000	$114	30

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,184
• Equity at exit: $19,369

10-year hold

• IRR: 8.1%
• Equity multiple: 1.60×
• Total profit: $21,650
• Equity at exit: $11,231

Cash invested: $36,372 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$681
• Tax from tax record: −$250 /mo · $2,997/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $328

Break-even live

Break-even rent $1,247

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $402	-5% $365	+0% $328	+5% $292	+10% $255
Rent	-10% $197	-5% $263	+0% $328	+5% $394	+10% $460
Rate	-1.0pp $394	-0.5pp $361	base $328	+0.5pp $295	+1.0pp $261

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	45d	1	0.20mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	45d	1	0.21mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	45d	1	0.26mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	15d	1	0.37mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	45d	1	0.41mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	45d	1	0.48mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	0.58mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	45d	1	0.75mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	23d	1	0.80mi
3314 Casa de Palmas Dr Corpus Christi, TX	3.0	2.0	1869	$2,300	$1.23	15d	1	0.81mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	0.84mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	15d	1	0.86mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	0.87mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	15d	1	0.91mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	15d	1	1.06mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	45d	1	1.09mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	15d	1	1.16mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	45d	1	1.30mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	45d	1	1.36mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	45d	1	1.41mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	45d	1	1.43mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	23d	1	1.44mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	1.47mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	45d	1	1.48mi

Listing history 33 events

1. 2026-06-21
   days on market $129,900 Active 51 DOM
2. 2026-06-18
   days on market $129,900 Active 48 DOM
3. 2026-06-17
   days on market $129,900 Active 47 DOM
4. 2026-06-16
   days on market $129,900 Active 46 DOM
5. 2026-06-15
   days on market $129,900 Active 45 DOM
6. 2026-06-14
   days on market $129,900 Active 43 DOM
7. 2026-06-10
   days on market $129,900 Active 40 DOM
8. 2026-06-09
   days on market $129,900 Active 39 DOM
9. 2026-06-08
   days on market $129,900 Active 38 DOM
10. 2026-06-07
    days on market $129,900 Active 37 DOM
11. 2026-06-05
    days on market $129,900 Active 34 DOM
12. 2026-06-03
    days on market $129,900 Active 33 DOM
13. 2026-06-02
    days on market $129,900 Active 32 DOM
14. 2026-06-01
    days on market $129,900 Active 31 DOM
15. 2026-05-31
    days on market $129,900 Active 30 DOM
16. 2026-05-30
    days on market $129,900 Active 29 DOM
17. 2026-05-09
    listed $129,900 Active 1358-char remark
18. 2026-05-02
    historical 1358-char remark
19. 2026-04-24
    listed $129,900 Active 1358-char remark
20. 2026-03-06
    historical
21. 2026-03-06
    status Active
22. 2026-02-23
    listed $155,000 Active
23. 2026-01-26
    price $155,000
24. 2026-01-26
    status Active
25. 2026-01-26
    price $150,000
26. 2025-11-20
    price $155,000
27. 2025-11-18
    listed $165,000 Active
28. 2025-07-01
    listed $189,900 Active
29. 2016-03-15
    soldstatus
30. 2010-10-26
    soldstatus
31. 2010-10-12
    soldstatus
32. 2010-03-26
    listed $35,700
33. 2002-02-08
    soldstatus

ⓘ 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: $2,997 · $250/mo
• Projected year-2 tax: $2,997 · $250/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $19,952
• − Mortgage interest: −$7,276
• − Property taxes: −$2,997
• − Insurance: −$650
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$3,779
• Taxable income: $2,058
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,447/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: Corpus Christi ISD
• NCES district ID: 4815270
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $45,672
• Composite: 28.27/100
• National rank: #6793
• State rank: #562 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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

+263.9% since first listed

17 events — show timeline

• 2026-05-09 Listed $129,900 CBMLS
• 2026-05-02 Delisted — CBMLS
• 2026-04-24 Listed $129,900 CBMLS
• 2026-03-06 Delisted — CBMLS
• 2026-03-06 Relisted — CBMLS
• 2026-02-23 Listed $155,000 CBMLS
• 2026-01-26 Price Changed $155,000 CBMLS
• 2026-01-26 Relisted — CBMLS
• 2026-01-26 Price Changed $150,000 CBMLS
• 2025-11-20 Price Changed $155,000 CBMLS
• 2025-11-18 Listed $165,000 CBMLS
• 2025-07-01 Listed $189,900 CBMLS
• 2016-03-15 Sold (Public Records) — Public Records
• 2010-10-26 Sold (Public Records) — Public Records
• 2010-10-12 Sold (MLS) — CBMLS
• 2010-03-26 Listed $35,700 CBMLS
• 2002-02-08 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,997 · +12.0% YoY. Source: county tax records.