2126 Shady Oak St · Corpus Christi, TX 78409

$260,999

4 bd · 2.5 ba · 3,643 sqft · SingleFamily public records · 109 Days on market

Built 2025 4,791 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2126 Shadi Street in beautiful Corpus Christi! This Coastal home provides an open living area that flows gracefully into the dining space and a well-appointed kitchen designed for both functionality and charm offering a gas stove and double oven! The bedrooms provide a retreat, each offering a sense of calm and privacy. Every corner of the home has been curated to feel both welcoming and refined. Outdoors, enjoy a spacious yard under the Texas sky. Thoughtful upgrades include French drains, hurricane shutters, gutters, blinds and a generator hook up! Perfectly positioned near local dining, shopping, and the scenic coastline, this home offers the best of Corpus Christi living!

Key facts

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $261k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $261k).
• Recommended offer: $238k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.1% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $464k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $750,458
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2165 Rufus St	0.16mi	4/3.5	3,730 (+2%)	12mo	$725,000	$194	75
2157 Rufus St	0.15mi	4/3.5	3,765 (+3%)	15mo	$725,000	$193	71
2158 Shadi St	0.09mi	4/3.0	3,203 (-12%)	6mo	$660,000	$206	69
2150 Rufus St	0.11mi	5/3.5 (+1)	3,557 (-2%)	20mo	$773,000	$217	65
2190 Arman St	0.20mi	4/3.0	3,480 (-4%)	22mo	$709,000	$204	63
2118 Rufus St	0.08mi	4/3.0	3,156 (-13%)	14mo	$697,500	$221	61
2165 Arman St	0.13mi	5/3.0 (+1)	3,918 (+8%)	17mo	$859,900	$219	60
3525 Black Oak Dr	0.52mi	4/3.5	3,314 (-9%)	21mo	$595,000	$180	39
1701 Duval Ct	0.72mi	4/3.5	3,339 (-8%)	15mo	$809,999	$243	36

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

Projected returns pro-forma

3.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.64×
• Total profit: $119,765
• Equity at exit: $119,356

10-year hold

• IRR: 29.1%
• Equity multiple: 5.15×
• Total profit: $303,092
• Equity at exit: $185,512

Cash invested: $73,080 (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 78409

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,369
• Tax est. 1.5%: −$326 /mo · $3,915/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,356

Break-even live

Break-even rent $2,283

Max offer price $260,999

Occupancy floor 61%

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: $65,250
• Closing costs: $7,830
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 Newcastle Dr Corpus Christi, TX	5.0	3.5	3259	$4,000	$1.23	43d	1	0.66mi

Listing history 23 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   listed $725,000 Active 699-char remark

   Show marketing remark (699 chars)

   Welcome to 2126 Shadi Street in beautiful Corpus Christi! This Coastal home provides an open living area that flows gracefully into the dining space and a well-appointed kitchen designed for both functionality and charm offering a gas stove and double oven! The bedrooms provide a retreat, each offering a sense of calm and privacy. Every corner of the home has been curated to feel both welcoming and refined. Outdoors, enjoy a spacious yard under the Texas sky. Thoughtful upgrades include French drains, hurricane shutters, gutters, blinds and a generator hook up! Perfectly positioned near local dining, shopping, and the scenic coastline, this home offers the best of Corpus Christi living!

3. 2026-04-17
   price $260,999
4. 2026-04-09
   price $263,999
5. 2026-04-03
   price $265,999
6. 2026-03-28
   price $267,999
7. 2026-03-24
   price $269,999
8. 2026-03-12
   price $268,999
9. 2026-02-13
   price $270,999
10. 2026-02-10
    price $280,999
11. 2026-02-06
    price $279,999
12. 2026-02-04
    price $269,999
13. 2026-01-31
    price $268,999
14. 2026-01-21
    price $266,999
15. 2026-01-08
    listed $267,999 New
16. 2020-04-13
    historical
17. 2020-04-10
    soldstatus Closed
18. 2020-03-23
    status Pending
19. 2020-02-08
    price $505,900
20. 2020-01-25
    price $509,900
21. 2019-12-27
    price $513,900
22. 2019-08-27
    price $519,900
23. 2019-05-28
    listed $545,000 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $48,000
• − Mortgage interest: −$14,620
• − Property taxes: −$3,915
• − Insurance: −$1,305
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,593
• Taxable income: $12,887
• Est. tax owed @ 24.0%: −$3,093
• After-tax cash flow: $13,183/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
• City population: 296,836
• Population (ZIP): 2,504

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 43% White 25% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 1%
• Foreign-born: 14% · Canada, Guatemala
• Languages at home: 60% English-only · Spanish 39%

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: ▲ 3.14%
• Current HPI: 164.8665
• 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

+33.0% since first listed

23 events — show timeline

• 2026-04-27 Pending — LERA
• 2026-04-20 Listed $725,000 CBMLS
• 2026-04-17 Price Changed $260,999 LERA
• 2026-04-09 Price Changed $263,999 LERA
• 2026-04-03 Price Changed $265,999 LERA
• 2026-03-28 Price Changed $267,999 LERA
• 2026-03-24 Price Changed $269,999 LERA
• 2026-03-12 Price Changed $268,999 LERA
• 2026-02-13 Price Changed $270,999 LERA
• 2026-02-10 Price Changed $280,999 LERA
• 2026-02-06 Price Changed $279,999 LERA
• 2026-02-04 Price Changed $269,999 LERA
• 2026-01-31 Price Changed $268,999 LERA
• 2026-01-21 Price Changed $266,999 LERA
• 2026-01-08 Listed $267,999 LERA
• 2020-04-13 Delisted — CBMLS
• 2020-04-10 Sold (MLS) — CBMLS
• 2020-03-23 Pending — CBMLS
• 2020-02-08 Price Changed $505,900 CBMLS
• 2020-01-25 Price Changed $509,900 CBMLS
• 2019-12-27 Price Changed $513,900 CBMLS
• 2019-08-27 Price Changed $519,900 CBMLS
• 2019-05-28 Listed $545,000 CBMLS

Property tax history

+31.1%/yr

Latest (2025): $14,467 · +13.0% YoY. Source: county tax records.