4305 Willow St · Corpus Christi, TX 78411

$149,000

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 154 Days on market

Built 1950 6,020 sqft lot $121/sqft · 11% below area Est $167k · 11% 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 +17.8/30.0
• ARV discount +12.3/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a highly desirable area, this charming home is surrounded by mature trees and brimming with character. Beautiful wood floors flow throughout, creating a warm and inviting atmosphere from the moment you step inside. The spacious backyard offers extended concrete space—perfect for boat or RV parking—while the large detached garage provides ample room for storage, hobbies, or a workshop. With a newer roof and windows, you can enjoy added peace of mind. The location is truly unbeatable, placing you close to everything you need. Homes like this, at this price, are rare. Don’t miss your chance to make it yours.

Key facts

• Spacious backyard
• Wood floors
• Newer roof

Tags

• WOOD FLOORS
• SPACIOUS BACKYARD
• DETACHED GARAGE
• NEWER ROOF
• NEWER WINDOWS
• CLOSE TO EVERYTHING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $149k (0.1% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: Rents rising fast (+7.9%/yr); 142 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 31% of the median local income ($58k/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 $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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago 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.
• Current owner paid $71k; list at $149k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $166,915
• List price: $149,000
• Delta: -10.73%
• 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
4221 Herndon St	0.21mi	3/1.5	1,218 (-1%)	4mo	$179,000	$147	83
3702 Harris Dr	0.10mi	3/1.5	1,312 (+7%)	3mo	$205,700	$157	79
4010 Lowman St	0.43mi	3/2.0	1,234 (+0%)	1mo	$140,000	$113	78
3937 Linden St	0.35mi	3/2.0	1,211 (-1%)	5mo	$175,000	$145	78
1410 Ray Dr	0.46mi	3/1.0	1,224 (-0%)	4mo	$89,900	$73	71
4025 Markins Dr	0.45mi	3/1.0	1,208 (-2%)	2mo	$174,900	$145	70
3318 Mahan Dr	0.52mi	3/1.5	1,249 (+2%)	5mo	$189,900	$152	67
4018 Stirman St	0.36mi	3/2.0	1,109 (-10%)	1mo	$195,000	$176	66
3821 Lincoln St	0.61mi	3/2.0	1,180 (-4%)	1mo	$189,999	$161	65
3922 Bradford Dr	0.52mi	4/1.0 (+1)	1,180 (-4%)	3mo	$189,000	$160	58
1031 Wilshire Pl	0.69mi	3/1.0	1,159 (-6%)	5mo	$164,000	$142	51
1010 Catalina	0.73mi	3/2.0	1,342 (+9%)	3mo	$230,000	$171	48

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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.79×
• Total profit: $-8,633
• Equity at exit: $22,216

10-year hold

• IRR: 9.5%
• Equity multiple: 1.90×
• Total profit: $37,689
• Equity at exit: $12,883

Cash invested: $41,720 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$781
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $122

Break-even live

Break-even rent $1,335

Max offer price $149,000

Occupancy floor 87%

Sensitivity live

Price	-10% $206	-5% $164	+0% $122	+5% $80	+10% $37
Rent	-10% $4	-5% $63	+0% $122	+5% $181	+10% $239
Rate	-1.0pp $197	-0.5pp $160	base $122	+0.5pp $83	+1.0pp $44

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	44d	1	0.05mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	21d	1	0.24mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	44d	1	0.48mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	44d	1	0.49mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	14d	1	0.50mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	44d	1	0.58mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	0.66mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	14d	1	0.67mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	14d	1	0.76mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	14d	1	0.81mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	44d	1	0.82mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	44d	1	0.82mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	21d	1	0.86mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	1.05mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	14d	1	1.08mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	44d	1	1.08mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	44d	1	1.09mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	1.09mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	44d	1	1.10mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	44d	1	1.12mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	44d	1	1.12mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	44d	1	1.15mi
3562 Topeka St Corpus Christi, TX	3.0	1.0	1208	$1,695	$1.40	14d	1	1.19mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	44d	1	1.20mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	21d	1	1.20mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	21d	1	1.20mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	14d	1	1.21mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	44d	1	1.21mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	44d	1	1.22mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	14d	1	1.30mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	44d	1	1.32mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	44d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $149,000 Active 154 DOM
2. 2026-06-17
   days on market $149,000 Active 153 DOM
3. 2026-06-16
   days on market $149,000 Active 152 DOM
4. 2026-06-15
   days on market $149,000 Active 151 DOM
5. 2026-06-14
   days on market $149,000 Active 149 DOM
6. 2026-06-10
   days on market $149,000 Active 146 DOM
7. 2026-06-09
   days on market $149,000 Active 145 DOM
8. 2026-06-08
   days on market $149,000 Active 144 DOM
9. 2026-06-07
   days on market $149,000 Active 143 DOM
10. 2026-06-05
    days on market $149,000 Active 140 DOM
11. 2026-06-03
    days on market $149,000 Active 139 DOM
12. 2026-06-02
    days on market $149,000 Active 138 DOM
13. 2026-06-01
    days on market $149,000 Active 137 DOM
14. 2026-05-31
    days on market $149,000 Active 136 DOM
15. 2026-05-30
    days on market $149,000 Active 135 DOM
16. 2026-05-09
    listed $149,000 Active 641-char remark

    Show marketing remark (641 chars)

    Nestled in a highly desirable area, this charming home is surrounded by mature trees and brimming with character. Beautiful wood floors flow throughout, creating a warm and inviting atmosphere from the moment you step inside. The spacious backyard offers extended concrete space—perfect for boat or RV parking—while the large detached garage provides ample room for storage, hobbies, or a workshop. With a newer roof and windows, you can enjoy added peace of mind. The location is truly unbeatable, placing you close to everything you need. Homes like this, at this price, are rare. Don’t miss your chance to make it yours.

17. 2026-05-06
    historical 641-char remark

    Show marketing remark (641 chars)

    Nestled in a highly desirable area, this charming home is surrounded by mature trees and brimming with character. Beautiful wood floors flow throughout, creating a warm and inviting atmosphere from the moment you step inside. The spacious backyard offers extended concrete space—perfect for boat or RV parking—while the large detached garage provides ample room for storage, hobbies, or a workshop. With a newer roof and windows, you can enjoy added peace of mind. The location is truly unbeatable, placing you close to everything you need. Homes like this, at this price, are rare. Don’t miss your chance to make it yours.

18. 2026-04-29
    price $149,000 641-char remark

    Show marketing remark (641 chars)

    Nestled in a highly desirable area, this charming home is surrounded by mature trees and brimming with character. Beautiful wood floors flow throughout, creating a warm and inviting atmosphere from the moment you step inside. The spacious backyard offers extended concrete space—perfect for boat or RV parking—while the large detached garage provides ample room for storage, hobbies, or a workshop. With a newer roof and windows, you can enjoy added peace of mind. The location is truly unbeatable, placing you close to everything you need. Homes like this, at this price, are rare. Don’t miss your chance to make it yours.

19. 2026-02-23
    price $158,000 641-char remark

    Show marketing remark (641 chars)

    Nestled in a highly desirable area, this charming home is surrounded by mature trees and brimming with character. Beautiful wood floors flow throughout, creating a warm and inviting atmosphere from the moment you step inside. The spacious backyard offers extended concrete space—perfect for boat or RV parking—while the large detached garage provides ample room for storage, hobbies, or a workshop. With a newer roof and windows, you can enjoy added peace of mind. The location is truly unbeatable, placing you close to everything you need. Homes like this, at this price, are rare. Don’t miss your chance to make it yours.

20. 2026-01-12
    listed $172,900 Active 641-char remark

    Show marketing remark (641 chars)

    Nestled in a highly desirable area, this charming home is surrounded by mature trees and brimming with character. Beautiful wood floors flow throughout, creating a warm and inviting atmosphere from the moment you step inside. The spacious backyard offers extended concrete space—perfect for boat or RV parking—while the large detached garage provides ample room for storage, hobbies, or a workshop. With a newer roof and windows, you can enjoy added peace of mind. The location is truly unbeatable, placing you close to everything you need. Homes like this, at this price, are rare. Don’t miss your chance to make it yours.

21. 2025-11-30
    historical
22. 2025-07-06
    listed $169,900 Active
23. 2025-07-01
    historical
24. 2025-01-27
    price $169,900
25. 2024-12-29
    listed $175,000 Active
26. 2003-03-14
    soldstatus
27. 2003-03-13
    soldstatus $70,900
28. 2003-01-24
    listed $69,900
29. 1996-11-26
    soldstatus
30. 1996-08-15
    listed $59,900

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$196/yr (+$16/mo · 7.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,865
• − Mortgage interest: −$8,346
• − Property taxes: −$2,531
• − Insurance: −$745
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,335
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,689/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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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 Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

+148.7% since first listed

15 events — show timeline

• 2026-05-09 Listed $149,000 CBMLS
• 2026-05-06 Delisted — CBMLS
• 2026-04-29 Price Changed $149,000 CBMLS
• 2026-02-23 Price Changed $158,000 CBMLS
• 2026-01-12 Listed $172,900 CBMLS
• 2025-11-30 Listing Removed — CTXMLS
• 2025-07-06 Listed $169,900 CTXMLS
• 2025-07-01 Listing Removed — CTXMLS
• 2025-01-27 Price Changed $169,900 CTXMLS
• 2024-12-29 Listed $175,000 CTXMLS
• 2003-03-14 Sold (MLS) — CBMLS
• 2003-03-13 Sold (Public Records) $70,900 Public Records
• 2003-01-24 Listed $69,900 CBMLS
• 1996-11-26 Sold (MLS) — CBMLS
• 1996-08-15 Listed $59,900 CBMLS

Property tax history

+4.3%/yr

Latest (2025): $2,531 · +2.4% YoY. Source: county tax records.