1206 Arnold Dr · Corpus Christi, TX 78412

$132,000

2 bd · 1.0 ba · 933 sqft · SingleFamily public records · 25 Days on market

Built 1958 6,421 sqft lot Est $160k · 17% under

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Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This is the one you've been looking for! Comfortable 2 bedroom 1 bath. The layout seamlessly flows throughout the home. Spacious kitchen with a gas stove, hard wood cabinetry and a breakfast bar. An extra space off the kitchen to be used for more dinning or an office. There's an outdoor shed that will convey in the spacious backyard with mature tress. Call your favorite Realtor to schedule. At a great price this home will not last!

Key facts

• 6,421 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Front entry with attached garage; One covered garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story; Slab foundation; Shingle roof
• Construction: Asbestos construction material; Built as single-story
• Exterior features: Wood fencing; Storage structure

Interior

• Kitchen: Gas cooktop
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Smoke detector(s)
• Interior features: Breakfast bar; Storage
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $46 ($554/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (1.2% below list).
• Recommended offer: $130k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); King H S (math 35% / reading 36%, grade F, #941 of 1,632 statewide, top 58%, 1,400 students, 63% FRL) — zoned schools average 47% FRL vs 63% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 33% district-wide (+21 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 soft (-1.5%/yr); 212 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 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 25 days — a 2% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $130,020 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $159,543
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Arnold Dr	0.00mi	2/1.0	933 (0%)	1mo	$132,000	$141	100
934 Rickey Dr	0.32mi	3/1.0 (+1)	966 (+4%)	2mo	$130,000	$135	73
1222 Nancy St	0.22mi	3/1.0 (+1)	879 (-6%)	7mo	$135,000	$154	69
1005 Ronald Dr	0.43mi	2/1.0	860 (-8%)	9mo	$129,500	$151	60
1002 Shephard Dr	0.57mi	3/1.0 (+1)	965 (+3%)	8mo	$89,900	$93	56
1021 Burr Dr	0.61mi	3/1.0 (+1)	913 (-2%)	9mo	$179,900	$197	55
5922 Lucille Dr	0.75mi	3/1.0 (+1)	955 (+2%)	8mo	$192,000	$201	50
1214 Stratton Dr	0.55mi	3/2.0 (+1)	1,007 (+8%)	4mo	$198,000	$197	49
1005 Shiels Dr	0.47mi	2/1.0	1,058 (+13%)	12mo	$185,000	$175	46
6422 Beechwood Dr	0.64mi	3/1.5 (+1)	979 (+5%)	14mo	$133,000	$136	43
6222 Birchwood Dr	0.63mi	3/1.5 (+1)	1,036 (+11%)	6mo	$204,500	$197	40
1118 Vance Dr	0.64mi	3/1.5 (+1)	1,048 (+12%)	7mo	$179,000	$171	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.40×
• Total profit: $-22,207
• Equity at exit: $19,682

10-year hold

• IRR: -17.3%
• Equity multiple: 0.19×
• Total profit: $-30,058
• Equity at exit: $11,413

Cash invested: $36,960 (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 78412

• Rents YoY: -1.5%
• Active inventory: 212
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$692
• Tax from tax record: −$237 /mo · $2,838/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $46

Break-even live

Break-even rent $1,245

Max offer price $132,000

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $84	+0% $46	+5% $9	+10% $-29
Rent	-10% $-57	-5% $-5	+0% $46	+5% $98	+10% $149
Rate	-1.0pp $113	-0.5pp $80	base $46	+0.5pp $12	+1.0pp $-23

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	15d	31	0.66mi
6620 Hardwick Dr Corpus Christi, TX	2.0	1.0	1000	$1,250	$1.25	45d	1	0.83mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,125	$1.42	15d	19	0.88mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$1,609	$1.27	15d	17	0.93mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	15d	1	0.95mi
6136 Hidden Cv Corpus Christi, TX	2.0	1.5	1047	$1,450	$1.38	45d	1	0.98mi
6118 Hidden Cv Corpus Christi, TX	2.0	1.0	991	$1,050	$1.06	45d	1	0.99mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	23d	1	0.99mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$992	$1.15	15d	22	1.00mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	45d	1	1.02mi
1011 Ennis Joslin Rd #212 Corpus Christi, TX	1.0	1.0	671	$1,200	$1.79	45d	1	1.02mi
5808 S Alameda St Unit 5826B Corpus Christi, TX	1.0	1.0	675	$1,020	$1.51	23d	1	1.02mi
5808 S Alameda St Corpus Christi, TX	1.0–2.0	1.0	803	$1,199	$1.49	15d	2	1.02mi
5808 S Alameda St Unit 5822A Corpus Christi, TX	2.0	1.0	931	$1,199	$1.29	23d	1	1.02mi
2058 Hidden Lk Corpus Christi, TX	2.0	1.0	991	$1,200	$1.21	23d	1	1.02mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	45d	1	1.09mi
417 Whitehall Dr Corpus Christi, TX	3.0	1.0	969	$1,395	$1.44	45d	1	1.13mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	15d	20	1.13mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	45d	1	1.20mi
1901 Rodd Field Rd Unit 126 Corpus Christi, TX	1.0	1.0	588	$850	$1.45	23d	1	1.20mi
1515 Ennis Joslin Rd Corpus Christi, TX	2.0	1.0–2.5	756	$1,200	$1.59	15d	1	1.23mi
312 Glenmore St Corpus Christi, TX	1.0	1.0	680	$1,300	$1.91	15d	1	1.29mi
1701 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1035	$1,768	$1.71	15d	25	1.35mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	23d	5	1.41mi
1514 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1164	$1,762	$1.51	15d	1	1.41mi

Listing history 8 events

1. 2026-05-06
   status Pending
2. 2026-04-29
   historical
3. 2026-04-14
   status Active
4. 2026-04-07
   status Pending
5. 2026-03-28
   historical
6. 2026-03-19
   listed $132,000 Active
7. 2025-02-27
   historical $1,200
8. 2025-02-05
   listed $1,200

ⓘ 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: $2,838 · $237/mo
• Projected year-2 tax: $2,838 · $237/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $15,644
• − Mortgage interest: −$7,394
• − Property taxes: −$2,838
• − Insurance: −$660
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,840
• Taxable loss: −$1,591
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $936/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% Vietnamese 1%

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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

+10900.0% since first listed

8 events — show timeline

• 2026-05-06 Pending — CBMLS
• 2026-04-29 Delisted — CBMLS
• 2026-04-14 Relisted — CBMLS
• 2026-04-07 Pending — CBMLS
• 2026-03-28 Delisted — CBMLS
• 2026-03-19 Listed $132,000 CBMLS
• 2025-02-27 Rental Removed $1,200 Avail
• 2025-02-05 Listed for Rent $1,200 Avail

Property tax history

+4.1%/yr

Latest (2025): $2,838 · +1.3% YoY. Source: county tax records.