2742 Lady Andrea · Corpus Christi, TX 78415

$372,990

4 bd · 2.0 ba · 1,928 sqft · SingleFamily · 51 Days on market

Built 2026 6,000 sqft lot $193/sqft · 10% below area Est $413k · 10% under

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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 +11.8/15.0
• Cash flow +7.1/30.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2742 Lady Andrea, featuring the popular Chambord II floorplan! This 4-bedroom, 2-bath home offers a spacious open-concept layout with a seamless flow between the living, dining, and kitchen areas—ideal for everyday living and entertaining. The kitchen is designed with modern finishes, ample cabinetry, and a functional layout that overlooks the main living space. All bedrooms are generously sized, offering flexibility for a variety of needs. With stylish interior finishes throughout and a layout focused on comfort and efficiency, this home delivers both quality and value. Conveniently located in the London Independent School District, this home offers a great combination of

Key facts

• Ample cabinetry
• Modern finishes
• Functional layout

Tags

• CHAMBORD II FLOORPLAN
• OPEN-CONCEPT LAYOUT
• MODERN FINISHES
• AMPLE CABINETRY
• FUNCTIONAL LAYOUT
• STYLISH INTERIOR FINISHES

Property features AI

Exterior

• Parking: Attached garage; 2 covered garage spaces (2-car garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Under construction; Brick exterior; Shingle roof; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; Under construction
• Exterior features: Covered patio; Patio; Wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Kitchen island; Breakfast bar
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Has heating; Has cooling
• Interior features: Open floorplan; Split bedrooms; Breakfast bar; Kitchen island; Ceiling fan(s); Cable TV; Insulated windows; Primary bedroom on the main level
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $373k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (30.8% below list).
• Recommended offer: $258k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• London ISD (rural): math 65% / reading 62% proficiency, ranked #13 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.3%/yr); 417 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $2,581/mo this rent would consume 56% of the median local household income ($55k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 ($362k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,148 (30.8% 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 51 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $412,767
• List price: $372,990
• Delta: -9.64%
• 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
1339 Grey Worm Dr	0.32mi	4/2.0	1,850 (-4%)	1mo	$268,999	$145	78
2749 Eltonne Gardens Dr	0.46mi	4/2.0	1,894 (-2%)	1mo	$285,100	$151	75
2753 Excelsior Blvd	0.40mi	4/2.0	1,863 (-3%)	1mo	$320,000	$172	74
2705 Eltonne Gardens Dr	0.41mi	4/2.0	1,855 (-4%)	1mo	$280,000	$151	74
2618 Westeros St	0.31mi	3/2.0 (-1)	1,829 (-5%)	1mo	$360,000	$197	71
2817 Westeros St	0.37mi	4/3.0	2,015 (+4%)	1mo	$317,999	$158	70
2833 Westeros St	0.37mi	4/3.0	2,015 (+4%)	2mo	$302,999	$150	70
1309 Connie Scott Dr	0.42mi	4/2.0	1,783 (-8%)	1mo	$331,065	$186	67
2717 Eltonne Gardens Dr	0.42mi	4/2.0	1,761 (-9%)	1mo	$265,100	$151	65
1314 Lady Yoli St	0.35mi	4/2.0	1,667 (-14%)	1mo	$254,999	$153	60
2766 Westeros St	0.38mi	4/2.0	1,667 (-14%)	1mo	$267,999	$161	59
2821 Westeros St	0.37mi	4/3.0	2,210 (+15%)	1mo	$329,999	$149	54

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: -27.7%
• Equity multiple: 0.08×
• Total profit: $-96,439
• Equity at exit: $55,614

10-year hold

• IRR: -28.8%
• Equity multiple: -0.29×
• Total profit: $-135,065
• Equity at exit: $32,249

Cash invested: $104,437 (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: 417
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$1,956
• Tax est. 1.5%: −$466 /mo · $5,595/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-538

Break-even live

Break-even rent $3,263

Max offer price $295,101

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-409	+0% $-538	+5% $-667	+10% $-796
Rent	-10% $-742	-5% $-640	+0% $-538	+5% $-436	+10% $-334
Rate	-1.0pp $-350	-0.5pp $-443	base $-538	+0.5pp $-635	+1.0pp $-733

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: $93,248
• Closing costs: $11,190
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2678 Lady Andrea Dr Corpus Christi, TX	4.0	2.0	1780	$3,000	$1.69	14d	1	0.03mi
1405 Irigoyen Ct Corpus Christi, TX	4.0	2.0	2065	$2,800	$1.36	14d	1	0.24mi
2826 Westeros St Corpus Christi, TX	4.0	3.0	2016	$2,550	$1.26	14d	1	0.40mi
2741 Eltonne Gardens Dr Corpus Christi, TX	4.0	2.0	1893	$2,500	$1.32	44d	1	0.48mi
2749 Eltonne Gardens Dr Corpus Christi, TX	4.0	2.0	1894	$2,295	$1.21	14d	1	0.49mi
1341 Trent Park Ln Corpus Christi, TX	5.0	2.0	2074	$2,750	$1.33	14d	1	0.52mi
1269 Thames Chase Dr Corpus Christi, TX	3.0	2.0	1585	$2,350	$1.48	14d	1	0.74mi
1258 Breebry Dr Corpus Christi, TX	3.0	2.0	1484	$2,195	$1.48	14d	1	0.76mi
1205 Carnaby St Corpus Christi, TX	4.0	2.0	1689	$2,600	$1.54	44d	1	0.90mi

Listing history 16 events

1. 2026-06-18
   days on market $372,990 Active 51 DOM
2. 2026-06-17
   days on market $372,990 Active 50 DOM
3. 2026-06-16
   days on market $372,990 Active 49 DOM
4. 2026-06-15
   days on market $372,990 Active 48 DOM
5. 2026-06-14
   days on market $372,990 Active 46 DOM
6. 2026-06-13
   days on market $372,990 Active 45 DOM
7. 2026-06-10
   days on market $372,990 Active 43 DOM
8. 2026-06-09
   days on market $372,990 Active 42 DOM
9. 2026-06-08
   days on market $372,990 Active 41 DOM
10. 2026-06-07
    days on market $372,990 Active 40 DOM
11. 2026-06-03
    days on market $372,990 Active 36 DOM
12. 2026-06-02
    days on market $372,990 Active 35 DOM
13. 2026-06-01
    days on market $372,990 Active 34 DOM
14. 2026-05-31
    days on market $372,990 Active 33 DOM
15. 2026-05-30
    days on market $372,990 Active 32 DOM
16. 2026-04-28
    listed $374,990 Active 723-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,978
• − Mortgage interest: −$20,893
• − Property taxes: −$5,595
• − Insurance: −$1,865
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$10,851
• Taxable loss: −$13,182
• Est. tax savings @ 24.0%: +$3,164
• After-tax cash flow: $-3,296/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: London ISD
• NCES district ID: 4827990
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 62% ▬ 0.00%
• Median HH income: $123,503
• Composite: 61.03/100
• National rank: #796
• State rank: #13 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

-0.5% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $372,990 CBMLS
• 2026-04-28 Listed $374,990 CBMLS