14801 Compass St Unit a-19 · Corpus Christi, TX 78418

$189,000

2 bd · 2.0 ba · 1,251 sqft · Condo · 186 Days on market

Built 1981 Fair condition $151/sqft · 7% below area Est $204k · 7% under $537/mo HOA · 23% 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).

• Cash flow +14.0/30.0
• ARV discount +10.7/15.0
• 1% rule +7.5/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR A GREAT CONDO UNDER $200K???? Step into this beautifully updated condo offering over 1,200 square feet of spacious, well-designed living. Featuring two generously sized bedrooms and two full bathrooms, this condo has newly remodeled kitchen and bathrooms. This condo has a full-size washer/dryer and a newer A/C. Fresh interior paint and new window coverings enhance the bright open layout. The building itself has recently been repainted and is in the process of getting new exterior lighting w/ security cameras, and new gutters. Enjoy an unbeatable location within walking distance to popular restaurants, coffee shops, and shopping, with Whitecap Beach just a short drive away. Residents also have access to a pool, perfect for unwinding after a day at the beach.

Key facts

• Newer a c
• $537 HOA
• Parking

Tags

• NEWLY REMODELED KITCHEN
• NEWLY REMODELED BATHROOMS
• FULL-SIZE WASHER DRYER
• NEWER A C
• RECENTLY REPAINTED BUILDING
• NEW EXTERIOR LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $26 ($309/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• 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 $1k of loan paydown is wiped out by about $6k 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 186 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 6.7

CMA / ARV

• ARV (median comp): $203,557
• List price: $189,000
• Delta: -7.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.33×
• Total profit: $-35,551
• Equity at exit: $28,181

10-year hold

• IRR: -26.6%
• Equity multiple: -0.02×
• Total profit: $-54,151
• Equity at exit: $16,341

Cash invested: $52,920 (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 78418

• Rents YoY: -0.6%
• Active inventory: 685
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$537
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $26

Break-even live

Break-even rent $2,333

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $156	-5% $91	+0% $26	+5% $-40	+10% $-105
Rent	-10% $-161	-5% $-68	+0% $26	+5% $119	+10% $213
Rate	-1.0pp $121	-0.5pp $74	base $26	+0.5pp $-23	+1.0pp $-73

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14861 S Padre Island Dr #113 Corpus Christi, TX	3.0	2.5	1649	$2,000	$1.21	22d	1	0.23mi
14434 E Cabana St #317 Corpus Christi, TX	2.0	2.0	1006	$2,500	$2.49	45d	1	0.32mi
14142 E Cabana St Corpus Christi, TX	2.0	3.0	1410	$2,500	$1.77	44d	1	0.50mi
14130 N Cabana St Unit 5b Corpus Christi, TX	2.0	1.5	984	$2,200	$2.24	14d	1	0.53mi
15102 Dory Dr Corpus Christi, TX	3.0	2.0	1415	$2,500	$1.77	22d	1	0.59mi
14422 Verdemar Dr #201 Corpus Christi, TX	3.0	3.0	1552	$2,200	$1.42	14d	1	0.66mi
14878 Granada Dr Corpus Christi, TX	3.0	2.5	1568	$3,200	$2.04	44d	1	0.86mi
14157 Whitecap Blvd Corpus Christi, TX	3.0	2.0	1486	$3,500	$2.36	14d	1	0.91mi
15006 Aruba Dr Unit I Corpus Christi, TX	3.0	3.0	1538	$2,300	$1.50	14d	1	0.92mi
13733 A La Entrada St Corpus Christi, TX	3.0	2.5	1458	$6,000	$4.12	44d	1	0.92mi
15101 Kokomo Dr Unit 101 Corpus Christi, TX	3.0	3.0	1424	$3,500	$2.46	44d	1	0.98mi
13933 Jacktar St Corpus Christi, TX	3.0	2.0	1540	$2,200	$1.43	22d	1	0.98mi
14109 Atascadera Ave Corpus Christi, TX	3.0	2.5	1498	$3,500	$2.34	22d	1	1.01mi
15110 Leeward Dr Corpus Christi, TX	3.0	3.0	1583	$2,000	$1.26	44d	1	1.04mi
15005 Windward Dr #121 Corpus Christi, TX	2.0	1.0	955	$1,800	$1.88	44d	1	1.05mi
14901 Windward Dr #802 Corpus Christi, TX	3.0	2.5	1541	$2,400	$1.56	14d	1	1.05mi
15002 Windward Dr #706 Corpus Christi, TX	2.0	2.0	1127	$2,450	$2.17	14d	1	1.15mi
13829 Whitecap Blvd Corpus Christi, TX	3.0	2.0	1521	$2,500	$1.64	44d	1	1.19mi
15422 Seamount Cay Ct #303 Corpus Christi, TX	3.0	2.5	1432	$1,850	$1.29	22d	1	1.23mi
15433 Seamount Cay Ct Corpus Christi, TX	3.0	2.5	1470	$2,195	$1.49	14d	1	1.25mi
13557 Bullion Ct Corpus Christi, TX	3.0	2.0	1740	$3,250	$1.87	44d	1	1.31mi
15417 Grass Cay Ct Unit G Corpus Christi, TX	2.0	2.5	1350	$1,700	$1.26	44d	1	1.31mi
14014 Fortuna Bay Dr Corpus Christi, TX	3.0	2.0	1700	$3,800	$2.24	14d	1	1.34mi
15516 Spyglass Dr Corpus Christi, TX	2.0	3.0	1198	$2,500	$2.09	44d	1	1.37mi
13966 Fortuna Bay Dr Unit A Corpus Christi, TX	3.0	2.0	1488	$2,100	$1.41	14d	1	1.44mi
15425 Fortuna Bay Dr #308 Corpus Christi, TX	2.0	2.0	1066	$1,950	$1.83	14d	1	1.45mi
15425 Fortuna Bay Dr #307 Corpus Christi, TX	3.0	2.0	1232	$3,100	$2.52	14d	1	1.45mi
15425 Fortuna Bay Dr #303 Corpus Christi, TX	2.0	2.0	1066	$3,400	$3.19	22d	1	1.47mi

HOA detail condo

• Monthly dues: $537 · $6,444/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $189,000 Active 186 DOM
2. 2026-06-17
   days on market $189,000 Active 185 DOM
3. 2026-06-16
   days on market $189,000 Active 184 DOM
4. 2026-06-15
   days on market $189,000 Active 183 DOM
5. 2026-06-14
   days on market $189,000 Active 181 DOM
6. 2026-06-13
   days on market $189,000 Active 180 DOM
7. 2026-06-10
   days on market $189,000 Active 178 DOM
8. 2026-06-09
   days on market $189,000 Active 177 DOM
9. 2026-06-08
   days on market $189,000 Active 176 DOM
10. 2026-06-07
    days on market $189,000 Active 175 DOM
11. 2026-06-03
    days on market $189,000 Active 171 DOM
12. 2026-06-02
    days on market $189,000 Active 170 DOM
13. 2026-06-01
    days on market $189,000 Active 169 DOM
14. 2026-05-31
    days on market $189,000 Active 168 DOM
15. 2026-05-30
    days on market $189,000 Active 167 DOM
16. 2026-02-23
    price $189,000 780-char remark

    Show marketing remark (780 chars)

    LOOKING FOR A GREAT CONDO UNDER $200K???? Step into this beautifully updated condo offering over 1,200 square feet of spacious, well-designed living. Featuring two generously sized bedrooms and two full bathrooms, this condo has newly remodeled kitchen and bathrooms. This condo has a full-size washer/dryer and a newer A/C. Fresh interior paint and new window coverings enhance the bright open layout. The building itself has recently been repainted and is in the process of getting new exterior lighting w/ security cameras, and new gutters. Enjoy an unbeatable location within walking distance to popular restaurants, coffee shops, and shopping, with Whitecap Beach just a short drive away. Residents also have access to a pool, perfect for unwinding after a day at the beach.

17. 2026-01-30
    price $194,000 780-char remark

    Show marketing remark (780 chars)

    LOOKING FOR A GREAT CONDO UNDER $200K???? Step into this beautifully updated condo offering over 1,200 square feet of spacious, well-designed living. Featuring two generously sized bedrooms and two full bathrooms, this condo has newly remodeled kitchen and bathrooms. This condo has a full-size washer/dryer and a newer A/C. Fresh interior paint and new window coverings enhance the bright open layout. The building itself has recently been repainted and is in the process of getting new exterior lighting w/ security cameras, and new gutters. Enjoy an unbeatable location within walking distance to popular restaurants, coffee shops, and shopping, with Whitecap Beach just a short drive away. Residents also have access to a pool, perfect for unwinding after a day at the beach.

18. 2026-01-06
    price $207,500 780-char remark

    Show marketing remark (780 chars)

    LOOKING FOR A GREAT CONDO UNDER $200K???? Step into this beautifully updated condo offering over 1,200 square feet of spacious, well-designed living. Featuring two generously sized bedrooms and two full bathrooms, this condo has newly remodeled kitchen and bathrooms. This condo has a full-size washer/dryer and a newer A/C. Fresh interior paint and new window coverings enhance the bright open layout. The building itself has recently been repainted and is in the process of getting new exterior lighting w/ security cameras, and new gutters. Enjoy an unbeatable location within walking distance to popular restaurants, coffee shops, and shopping, with Whitecap Beach just a short drive away. Residents also have access to a pool, perfect for unwinding after a day at the beach.

19. 2025-12-14
    listed $210,000 Active 780-char remark

    Show marketing remark (780 chars)

    LOOKING FOR A GREAT CONDO UNDER $200K???? Step into this beautifully updated condo offering over 1,200 square feet of spacious, well-designed living. Featuring two generously sized bedrooms and two full bathrooms, this condo has newly remodeled kitchen and bathrooms. This condo has a full-size washer/dryer and a newer A/C. Fresh interior paint and new window coverings enhance the bright open layout. The building itself has recently been repainted and is in the process of getting new exterior lighting w/ security cameras, and new gutters. Enjoy an unbeatable location within walking distance to popular restaurants, coffee shops, and shopping, with Whitecap Beach just a short drive away. Residents also have access to a pool, perfect for unwinding after a day at the beach.

20. 2021-08-03
    historical 228-char remark

    Show marketing remark (228 chars)

    Large 2 bed, 2 bath condo conveniently located in the heart of Padre Island. Community pool. Building re-roofed in 2020. Easy access to shopping, restaurants, beach and town. Complex allows both short term and long term rentals.

21. 2021-07-30
    soldstatus Closed 228-char remark

    Show marketing remark (228 chars)

    Large 2 bed, 2 bath condo conveniently located in the heart of Padre Island. Community pool. Building re-roofed in 2020. Easy access to shopping, restaurants, beach and town. Complex allows both short term and long term rentals.

22. 2021-06-11
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Large 2 bed, 2 bath condo conveniently located in the heart of Padre Island. Community pool. Building re-roofed in 2020. Easy access to shopping, restaurants, beach and town. Complex allows both short term and long term rentals.

23. 2021-06-01
    historical Active Under Contract 228-char remark

    Show marketing remark (228 chars)

    Large 2 bed, 2 bath condo conveniently located in the heart of Padre Island. Community pool. Building re-roofed in 2020. Easy access to shopping, restaurants, beach and town. Complex allows both short term and long term rentals.

24. 2021-03-30
    price $144,900 228-char remark

    Show marketing remark (228 chars)

    Large 2 bed, 2 bath condo conveniently located in the heart of Padre Island. Community pool. Building re-roofed in 2020. Easy access to shopping, restaurants, beach and town. Complex allows both short term and long term rentals.

25. 2021-02-19
    listed $149,900 Active 228-char remark

    Show marketing remark (228 chars)

    Large 2 bed, 2 bath condo conveniently located in the heart of Padre Island. Community pool. Building re-roofed in 2020. Easy access to shopping, restaurants, beach and town. Complex allows both short term and long term rentals.

ⓘ 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: $28,389
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − HOA: −$6,444
• − Depreciation: −$5,498
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $900/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This moderate rehab project includes updating the kitchen and bathrooms, painting interior walls, and replacing curtains. The home has a fresh paint job and new window coverings, but needs repairs to the backsplash and minor repairs to the cabinets and vanity. The location is convenient to shopping, restaurants, and the beach.

Repairs flagged

• Minor kitchen backsplash — blue tile backsplash
• Minor bathroom backsplash — blue tile backsplash
• Minor kitchen cabinets — white cabinets
• Minor bathroom vanity — white vanity

Value-add opportunities

• Both paint interior walls — fresh paint enhances appearance
• Both replace curtains — new curtains improve curb appeal
• Both replace backsplash — new backsplash adds modern look

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · blue tile backsplash	Minor	$500–3,000
bathroom backsplash · blue tile backsplash	Minor	$500–3,000
kitchen cabinets · white cabinets	Minor	$500–3,000
bathroom vanity · white vanity	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances appearance ↑
• Both replace curtains — new curtains improve curb appeal ↑
• Both replace backsplash — new backsplash adds modern look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+26.1% since first listed

10 events — show timeline

• 2026-02-23 Price Changed $189,000 CBMLS
• 2026-01-30 Price Changed $194,000 CBMLS
• 2026-01-06 Price Changed $207,500 CBMLS
• 2025-12-14 Listed $210,000 CBMLS
• 2021-08-03 Delisted — CBMLS
• 2021-07-30 Sold (MLS) — CBMLS
• 2021-06-11 Pending — CBMLS
• 2021-06-01 Contingent — CBMLS
• 2021-03-30 Price Changed $144,900 CBMLS
• 2021-02-19 Listed $149,900 CBMLS