7202 Mansions Dr Unit E1 · Corpus Christi, TX 78414

$119,999

2 bd · 2.0 ba · 1,057 sqft · Townhouse · 68 Days on market

Built 1983 Good condition 3,825 sqft lot Est $157k · 24% under $319/mo HOA · 20% of rent

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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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• DSCR +6.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 2-bathroom townhouse located on the South Side of Corpus Christi. Freshly painted throughout, this home offers a clean, bright, and move-in ready space. Step inside to find an inviting open-concept living and dining area, perfect for relaxing or entertaining. The kitchen features plenty of cabinet space, a convenient breakfast bar, and overlooks the living area for easy conversation. Both bedrooms are generously sized, with the split bedrooms. Enjoy the comfort of two full bathrooms, ideal for guests, and the convenience of low-maintenance townhouse living. Located just minutes from shopping, dining, NAS-CC, and beautiful Padre Island beaches, this property combines comfort, convenience, and coastal living. This townhome is move in ready, schedule your tour today!! PRICE REDUCTION OF 10K!!!!

Key facts

• $319 HOA
• Built 1983
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+1.9%/yr); 610 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $829 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 68 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (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 $112,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.36% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $157,493
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7202 Mansions Dr Unit I4	0.05mi	2/2.0	1,057 (0%)	1mo	$134,990	$128	97
7252 Mansions Dr. Unit P-2	0.14mi	2/2.0	1,057 (0%)	9mo	$135,900	$129	86
7252 The Mansions Dr Unit D3	0.19mi	2/2.0	1,057 (0%)	13mo	$173,000	$164	80
6834 Sandra Ln #105	0.54mi	2/2.0	1,061 (+0%)	15mo	$165,500	$156	62
3014 Quail Springs #d5	0.18mi	1/1.5 (-1)	970 (-8%)	12mo	$145,000	$149	61
7122 Premont Dr Unit B201	0.40mi	2/2.0	985 (-7%)	22mo	$113,000	$115	52

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-11,952
• Equity at exit: $17,892

10-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-4,849
• Equity at exit: $10,375

Cash invested: $33,600 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 610
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$319
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $141

Break-even live

Break-even rent $1,454

Max offer price $119,999

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7202 Mansions Dr Unit J3 1 Corpus Christi, TX	2.0	2.0	1057	$1,695	$1.60	43d	1	0.08mi
7252 Mansions Dr Unit D3 Corpus Christi, TX	2.0	2.0	1057	$1,600	$1.51	43d	1	0.16mi
7252 Mansions Dr Corpus Christi, TX	2.0	2.0	1200	$1,500	$1.25	43d	1	0.18mi
7252 The Mansions Dr Unit H2 Corpus Christi, TX	3.0	2.0	1479	$1,850	$1.25	43d	1	0.22mi
7252 The Mansions Dr Unit G4 Corpus Christi, TX	2.0	2.0	1200	$1,450	$1.21	13d	1	0.22mi
6901 Saratoga Blvd Corpus Christi, TX	1.0	1.0	856	$1,209	$1.41	13d	1	0.35mi
2805 Summer Ridge Dr Corpus Christi, TX	3.0	2.0	1420	$1,800	$1.27	43d	1	0.38mi
3310 Rodd Field Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	847	$1,629	$1.92	13d	35	0.47mi
2706 Grace Cir Unit B Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	21d	1	0.63mi
2842 Quebec Dr Corpus Christi, TX	3.0	2.0	1453	$2,200	$1.51	43d	1	0.66mi
2921 Airline Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	982	$1,664	$1.69	43d	1	0.67mi
7510 Wooldridge Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1148	$1,830	$1.59	43d	1	0.76mi
7001 Lipes Blvd Apt 507 Corpus Christi, TX	2.0	2.0	1040	$1,200	$1.15	43d	1	0.89mi
7001 Lipes Blvd Unit 2211 Corpus Christi, TX	1.0	1.0	900	$1,000	$1.11	43d	1	0.89mi
7001 Lipes Blvd Apt 308 Corpus Christi, TX	3.0	2.0	1350	$1,450	$1.07	13d	1	0.89mi
7001 Lipes Blvd Unit 1009 Corpus Christi, TX	2.0	2.0	1040	$1,000	$0.96	43d	1	0.95mi
3009 Las Brisas St Corpus Christi, TX	3.0	2.0	1487	$2,000	$1.34	13d	1	1.04mi
2333 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1273	$1,950	$1.53	43d	1	1.05mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,516	$1.58	21d	27	1.11mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,534	$1.59	13d	27	1.12mi
6606 Riding Wind Dr Corpus Christi, TX	3.0	2.0	1325	$1,950	$1.47	43d	1	1.16mi
6617 Meadowbreeze Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,800	$1.40	44d	1	1.18mi
6685 Lipes Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	1140	$1,804	$1.58	13d	1	1.21mi
7430 Cessna Dr Corpus Christi, TX	3.0	2.0	1370	$2,000	$1.46	43d	1	1.23mi
6501 Lipes Blvd Unit 311 Corpus Christi, TX	3.0	2.0	1360	$1,500	$1.10	43d	1	1.27mi
6145 Ortiz Dr Corpus Christi, TX	3.0	2.0	1376	$1,950	$1.42	21d	1	1.30mi
3701 Cimarron Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	992	$1,309	$1.32	13d	19	1.35mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	43d	1	1.38mi
3942 Cimarron Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	869	$1,780	$2.05	13d	26	1.40mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	21d	5	1.42mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	13d	1	1.44mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	21d	1	1.44mi
8033 Cormorant Dr Corpus Christi, TX	3.0	2.0	1199	$2,100	$1.75	13d	1	1.47mi

HOA detail

• Monthly dues: $319 · $3,828/yr

Listing history 21 events

1. 2026-06-09
   days on market $119,999 Active 68 DOM
2. 2026-06-08
   days on market $119,999 Active 67 DOM
3. 2026-06-07
   days on market $119,999 Active 66 DOM
4. 2026-06-05
   days on market $119,999 Active 63 DOM
5. 2026-06-03
   days on market $119,999 Active 62 DOM
6. 2026-06-02
   days on market $119,999 Active 61 DOM
7. 2026-06-01
   days on market $119,999 Active 60 DOM
8. 2026-05-31
   days on market $119,999 Active 59 DOM
9. 2026-05-30
   days on market $119,999 Active 58 DOM
10. 2026-05-06
    price $119,999 838-char remark

    Show marketing remark (838 chars)

    Welcome to this charming 2-bedroom, 2-bathroom townhouse located on the South Side of Corpus Christi. Freshly painted throughout, this home offers a clean, bright, and move-in ready space. Step inside to find an inviting open-concept living and dining area, perfect for relaxing or entertaining. The kitchen features plenty of cabinet space, a convenient breakfast bar, and overlooks the living area for easy conversation. Both bedrooms are generously sized, with the split bedrooms. Enjoy the comfort of two full bathrooms, ideal for guests, and the convenience of low-maintenance townhouse living. Located just minutes from shopping, dining, NAS-CC, and beautiful Padre Island beaches, this property combines comfort, convenience, and coastal living. This townhome is move in ready, schedule your tour today!! PRICE REDUCTION OF 10K!!!!

11. 2026-05-06
    price $199,999 838-char remark

    Show marketing remark (838 chars)

    Welcome to this charming 2-bedroom, 2-bathroom townhouse located on the South Side of Corpus Christi. Freshly painted throughout, this home offers a clean, bright, and move-in ready space. Step inside to find an inviting open-concept living and dining area, perfect for relaxing or entertaining. The kitchen features plenty of cabinet space, a convenient breakfast bar, and overlooks the living area for easy conversation. Both bedrooms are generously sized, with the split bedrooms. Enjoy the comfort of two full bathrooms, ideal for guests, and the convenience of low-maintenance townhouse living. Located just minutes from shopping, dining, NAS-CC, and beautiful Padre Island beaches, this property combines comfort, convenience, and coastal living. This townhome is move in ready, schedule your tour today!! PRICE REDUCTION OF 10K!!!!

12. 2026-04-02
    listed $129,900 Active 838-char remark

    Show marketing remark (838 chars)

    Welcome to this charming 2-bedroom, 2-bathroom townhouse located on the South Side of Corpus Christi. Freshly painted throughout, this home offers a clean, bright, and move-in ready space. Step inside to find an inviting open-concept living and dining area, perfect for relaxing or entertaining. The kitchen features plenty of cabinet space, a convenient breakfast bar, and overlooks the living area for easy conversation. Both bedrooms are generously sized, with the split bedrooms. Enjoy the comfort of two full bathrooms, ideal for guests, and the convenience of low-maintenance townhouse living. Located just minutes from shopping, dining, NAS-CC, and beautiful Padre Island beaches, this property combines comfort, convenience, and coastal living. This townhome is move in ready, schedule your tour today!! PRICE REDUCTION OF 10K!!!!

13. 2026-02-13
    price $129,999
14. 2025-12-31
    listed $134,999 Active
15. 2025-11-11
    price $134,999
16. 2025-10-22
    status Active
17. 2025-09-19
    status Pending
18. 2025-08-14
    listed $140,000 Active
19. 2025-01-16
    listed $89,000 Active
20. 2005-11-09
    soldstatus
21. 2005-05-27
    listed $67,400

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,588
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − HOA: −$3,828
• − Depreciation: −$3,491
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,692/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready townhouse offers a good condition with fresh paint and minimal repairs needed. Updates to the kitchen and bathrooms would significantly enhance its resale value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design

Value-add opportunities

• Resale update kitchen cabinets — modernizing kitchen
• Resale update bathroom fixtures — modernizing bathrooms
• Both paint exterior — enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing kitchen ↑
• Resale update bathroom fixtures — modernizing bathrooms ↑
• Both paint exterior — enhances curb appeal ↑

ⓘ 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: 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): 54,263
• Household income: $98,771
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1167.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 33% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 46% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 24% Other Indo-European 2% Chinese 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: ▼ -40.16%
• Current HPI: 182.3229
• Rent YoY: ▲ 1.94%
• 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

+78.0% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $119,999 CBMLS
• 2026-05-06 Price Changed $199,999 CBMLS
• 2026-04-02 Listed $129,900 CBMLS
• 2026-02-13 Price Changed $129,999 CBMLS
• 2025-12-31 Listed $134,999 CBMLS
• 2025-11-11 Price Changed $134,999 CBMLS
• 2025-10-22 Relisted — CBMLS
• 2025-09-19 Pending — CBMLS
• 2025-08-14 Listed $140,000 CBMLS
• 2025-01-16 Listed $89,000 CBMLS
• 2005-11-09 Sold (MLS) — CBMLS
• 2005-05-27 Listed $67,400 CBMLS