1817 Secretariat Dr · Corpus Christi, TX 78417

$239,000

3 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 60 Days on market

Built 2021 4,905 sqft lot $179/sqft · 15% below area Est $280k · 15% 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 +14.0/15.0
• Appreciation +6.9/10.0
• Cash flow +5.9/30.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Great buy in Saratoga Downs. Priced below market and has been maintained. Shows great. Seller added Crown molding. Open huge island kitchen with pantry and gas stove. High ceilings, split bedroom with private master in the back of the home. Show and sell.

Key facts

• Pantry
• Island kitchen
• Gas stove

Tags

• CROWN MOLDING
• ISLAND KITCHEN
• PANTRY
• GAS STOVE
• HIGH CEILINGS
• SPLIT BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (34.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (26.9% below list).
• Recommended offer: $156k (34.7% below list) — sets the bar for cash-flow.

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); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 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: 53 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.8% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $156,144 (34.7% 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 60 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.73% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.41%
• DSCR: 0.63
• GRM: 11.4

CMA / ARV

• ARV (median comp): $279,553
• List price: $239,000
• Delta: -14.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 Secretariat Dr	0.00mi	3/2.0	1,335 (0%)	1mo	$239,000	$179	99
1861 Citation Dr	0.13mi	3/2.0	1,409 (+6%)	1mo	$264,885	$188	84
1906 Citation Dr	0.16mi	3/2.0	1,409 (+6%)	1mo	$265,432	$188	82
1849 Citation Dr	0.15mi	3/2.0	1,409 (+6%)	2mo	$265,432	$188	82
1846 Citation Dr	0.13mi	3/2.0	1,409 (+6%)	3mo	$265,432	$188	82
1906 Justify Dr	0.17mi	3/2.0	1,259 (-6%)	1mo	$249,900	$198	82
1822 Citation Dr	0.13mi	3/2.0	1,409 (+6%)	5mo	$266,357	$189	81
1813 Citation Dr	0.13mi	3/2.0	1,403 (+5%)	6mo	$268,030	$191	81
1914 Secretariat Dr	0.12mi	3/2.0	1,267 (-5%)	7mo	$244,900	$193	80
1810 Citation Dr	0.17mi	3/2.0	1,403 (+5%)	6mo	$262,432	$187	79
1706 Kentucky Derby Dr	0.22mi	3/2.0	1,513 (+13%)	2mo	$272,900	$180	66
5701 Arboleda	0.39mi	3/2.0	1,140 (-15%)	3mo	$160,000	$140	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $8,646
• Equity at exit: $117,657

10-year hold

• IRR: 5.5%
• Equity multiple: 1.92×
• Total profit: $61,401
• Equity at exit: $189,682

Cash invested: $66,920 (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 78417

• Home prices YoY: 1.9%
• Active inventory: 53
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$496 /mo · $5,947/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-469

Break-even live

Break-even rent $2,340

Max offer price $156,144

Occupancy floor —

Sensitivity live

Price	-10% $-334	-5% $-401	+0% $-469	+5% $-537	+10% $-604
Rent	-10% $-607	-5% $-538	+0% $-469	+5% $-400	+10% $-331
Rate	-1.0pp $-349	-0.5pp $-408	base $-469	+0.5pp $-531	+1.0pp $-594

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Citation Dr Corpus Christi, TX	3.0	2.0	1056	$1,890	$1.79	45d	1	0.16mi
1610 La Joya St Corpus Christi, TX	3.0	1.5	1784	$1,825	$1.02	15d	1	0.49mi
2510 Cresterrace Dr Corpus Christi, TX	3.0	2.0	1300	$1,495	$1.15	45d	1	0.84mi
2509 Persimmon St Corpus Christi, TX	3.0	2.0	1295	$1,550	$1.20	45d	1	0.92mi
6013 Beardmore Dr Corpus Christi, TX	3.0	2.0	1104	$1,700	$1.54	23d	1	1.00mi
5902 Ayers St Corpus Christi, TX	3.0	2.0	1152	$1,349	$1.17	45d	1	1.03mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	15d	1	1.40mi

Listing history 11 events

1. 2026-05-07
   status Pending 255-char remark

   Show marketing remark (255 chars)

   Great buy in Saratoga Downs. Priced below market and has been maintained. Shows great. Seller added Crown molding. Open huge island kitchen with pantry and gas stove. High ceilings, split bedroom with private master in the back of the home. Show and sell.

2. 2026-05-05
   historical 255-char remark

   Show marketing remark (255 chars)

   Great buy in Saratoga Downs. Priced below market and has been maintained. Shows great. Seller added Crown molding. Open huge island kitchen with pantry and gas stove. High ceilings, split bedroom with private master in the back of the home. Show and sell.

3. 2026-04-16
   price $239,000 255-char remark

   Show marketing remark (255 chars)

   Great buy in Saratoga Downs. Priced below market and has been maintained. Shows great. Seller added Crown molding. Open huge island kitchen with pantry and gas stove. High ceilings, split bedroom with private master in the back of the home. Show and sell.

4. 2026-03-05
   listed $259,000 Active 255-char remark

   Show marketing remark (255 chars)

   Great buy in Saratoga Downs. Priced below market and has been maintained. Shows great. Seller added Crown molding. Open huge island kitchen with pantry and gas stove. High ceilings, split bedroom with private master in the back of the home. Show and sell.

5. 2025-04-10
   price $249,000
6. 2025-02-13
   price $254,000
7. 2025-02-04
   price $269,000
8. 2025-01-07
   listed $279,000 Active
9. 2021-10-28
   soldstatus
10. 2021-07-08
    soldstatus
11. 2021-06-02
    listed $30,500

ⓘ 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: $5,947 · $496/mo
• Projected year-2 tax: $5,947 · $496/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,955
• − Mortgage interest: −$13,388
• − Property taxes: −$5,947
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$6,953
• Taxable loss: −$9,881
• Est. tax savings @ 24.0%: +$2,371
• After-tax cash flow: $-3,257/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
• City population: 296,836
• Population (ZIP): 4,462

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 44% White 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 10% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 3.75%
• Current HPI: 196.9841
• Rent YoY: —
• Metro: —
• 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

+683.6% since first listed

11 events — show timeline

• 2026-05-07 Pending — CBMLS
• 2026-05-05 Delisted — CBMLS
• 2026-04-16 Price Changed $239,000 CBMLS
• 2026-03-05 Listed $259,000 CBMLS
• 2025-04-10 Price Changed $249,000 CBMLS
• 2025-02-13 Price Changed $254,000 CBMLS
• 2025-02-04 Price Changed $269,000 CBMLS
• 2025-01-07 Listed $279,000 CBMLS
• 2021-10-28 Sold (Public Records) — Public Records
• 2021-07-08 Sold (MLS) — CBMLS
• 2021-06-02 Listed $30,500 CBMLS

Property tax history

+108.0%/yr

Latest (2025): $5,947 · +5.5% YoY. Source: county tax records.