417 Polaris Pl · Corpus Christi, TX 78418

$179,900

3 bd · 1.5 ba · 915 sqft · SingleFamily public records · 80 Days on market

Built 1973 6,299 sqft lot $197/sqft · 18% above area Est $194k · 7% under

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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 +14.2/30.0
• ARV discount +10.7/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully refreshed 3-bedroom, 1.5-bath home designed for comfort, functionality, and versatility, located in the highly desirable Flour Bluff Independent School District! Step inside to discover fresh interior paint, stylish laminate flooring, and a modern neutral color palette that creates a bright and inviting atmosphere throughout. The home features a convenient and thoughtful bathroom layout: the half bath is privately located within the primary bedroom, while the full bathroom is situated in the hallway between the two additional bedrooms for easy access for guests. The kitchen offers both style and everyday functionality. Featuring gorgeous granite countertops, sleek stainless steel appliances, ample cabinet storage, and great counter space. Its practical layout keeps everything within reach while still feeling open and welcoming, making it a space you’ll love spending time in. Lovely upgrades flow throughout the entire home, making it truly move-in ready. The flexible bonus area from the garage conversion offers endless possibilities for a home office, playroom, workout space, or second living area, easily adapting to fit your lifestyle. Out back, enjoy a relaxing covered patio that’s perfect for entertaining or unwinding in the evenings, along with a convenient storage shed that provides extra space for tools, hobbies, or outdoor equipment. Comfort, style, upgrades, and location, this one truly checks all the boxes! Call your favorite REALTOR® to schedule your showing today.

Key facts

• Laminate flooring
• Flexible bonus area
• Covered patio

Tags

• FRESH INTERIOR PAINT
• LAMINATE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FLEXIBLE BONUS AREA
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $31 ($372/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 $152k (15.3% below list).
• Recommended offer: $152k (15.3% below list) — sets the bar for 1% rule.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 80 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $27k; list at $180k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,290 (15.3% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $193,675
• List price: $179,900
• Delta: -7.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Antares Dr	0.02mi	3/1.5	927 (+1%)	6mo	$169,999	$183	92
3023 Pimlico	0.54mi	3/1.0	960 (+5%)	1mo	$165,000	$172	64
3745 Lynda Lee Dr	0.48mi	3/2.0	960 (+5%)	12mo	$154,900	$161	58
3814 Sweet Bay Dr	0.53mi	2/1.0 (-1)	864 (-6%)	2mo	$75,000	$87	58
3810 Wagner Lee Dr	0.56mi	3/1.0	813 (-11%)	0mo	$189,900	$234	53
3538 Shore Dr	0.53mi	3/2.0	1,045 (+14%)	4mo	$225,000	$215	46
2841 S Sea	0.64mi	3/1.5	1,040 (+14%)	19mo	$184,000	$177	32

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-31,659
• Equity at exit: $26,824

10-year hold

• IRR: -17.6%
• Equity multiple: 0.16×
• Total profit: $-42,355
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $31

Break-even live

Break-even rent $1,484

Max offer price $179,900

Occupancy floor 93%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Oakdale Dr Corpus Christi, TX	2.0	1.0	1113	$1,350	$1.21	44d	1	0.61mi
2725 Waldron Rd Apt 14 Corpus Christi, TX	2.0	1.0	850	$925	$1.09	44d	1	0.82mi
2725 Waldron Rd Apt 24 Corpus Christi, TX	2.0	1.0	850	$985	$1.16	14d	1	0.82mi
4141 Whiteley Dr Unit 1 Corpus Christi, TX	2.0	1.5	900	$1,295	$1.44	21d	1	1.06mi

Listing history 27 events

1. 2026-05-03
   historical Contingent 1542-char remark

   Show marketing remark (1542 chars)

   Welcome to this beautifully refreshed 3-bedroom, 1.5-bath home designed for comfort, functionality, and versatility, located in the highly desirable Flour Bluff Independent School District! Step inside to discover fresh interior paint, stylish laminate flooring, and a modern neutral color palette that creates a bright and inviting atmosphere throughout. The home features a convenient and thoughtful bathroom layout: the half bath is privately located within the primary bedroom, while the full bathroom is situated in the hallway between the two additional bedrooms for easy access for guests. The kitchen offers both style and everyday functionality. Featuring gorgeous granite countertops, sleek stainless steel appliances, ample cabinet storage, and great counter space. Its practical layout keeps everything within reach while still feeling open and welcoming, making it a space you’ll love spending time in. Lovely upgrades flow throughout the entire home, making it truly move-in ready. The flexible bonus area from the garage conversion offers endless possibilities for a home office, playroom, workout space, or second living area, easily adapting to fit your lifestyle. Out back, enjoy a relaxing covered patio that’s perfect for entertaining or unwinding in the evenings, along with a convenient storage shed that provides extra space for tools, hobbies, or outdoor equipment. Comfort, style, upgrades, and location, this one truly checks all the boxes! Call your favorite REALTOR® to schedule your showing today.

2. 2026-03-02
   listed $179,900 Active 1542-char remark

   Show marketing remark (1542 chars)

   Welcome to this beautifully refreshed 3-bedroom, 1.5-bath home designed for comfort, functionality, and versatility, located in the highly desirable Flour Bluff Independent School District! Step inside to discover fresh interior paint, stylish laminate flooring, and a modern neutral color palette that creates a bright and inviting atmosphere throughout. The home features a convenient and thoughtful bathroom layout: the half bath is privately located within the primary bedroom, while the full bathroom is situated in the hallway between the two additional bedrooms for easy access for guests. The kitchen offers both style and everyday functionality. Featuring gorgeous granite countertops, sleek stainless steel appliances, ample cabinet storage, and great counter space. Its practical layout keeps everything within reach while still feeling open and welcoming, making it a space you’ll love spending time in. Lovely upgrades flow throughout the entire home, making it truly move-in ready. The flexible bonus area from the garage conversion offers endless possibilities for a home office, playroom, workout space, or second living area, easily adapting to fit your lifestyle. Out back, enjoy a relaxing covered patio that’s perfect for entertaining or unwinding in the evenings, along with a convenient storage shed that provides extra space for tools, hobbies, or outdoor equipment. Comfort, style, upgrades, and location, this one truly checks all the boxes! Call your favorite REALTOR® to schedule your showing today.

3. 2019-12-16
   soldstatus
4. 2019-11-27
   historical 354-char remark

   Show marketing remark (354 chars)

   Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

5. 2019-11-27
   status Active 354-char remark

   Show marketing remark (354 chars)

   Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

6. 2019-11-27
   soldstatus Closed 354-char remark

   Show marketing remark (354 chars)

   Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

7. 2019-11-22
   historical 354-char remark

   Show marketing remark (354 chars)

   Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

8. 2019-10-10
   status Pending 354-char remark

   Show marketing remark (354 chars)

   Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

9. 2019-09-25
   price $79,900 354-char remark

   Show marketing remark (354 chars)

   Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

10. 2019-09-22
    status Active 354-char remark

    Show marketing remark (354 chars)

    Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

11. 2019-09-22
    historical 354-char remark

    Show marketing remark (354 chars)

    Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

12. 2019-09-09
    price $89,500 354-char remark

    Show marketing remark (354 chars)

    Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

13. 2019-07-26
    price $99,500 354-char remark

    Show marketing remark (354 chars)

    Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

14. 2019-06-23
    listed $109,000 Active 354-char remark

    Show marketing remark (354 chars)

    Save THOUSANDS of dollars on this home!!! Don't pay retail when you can buy a home under market price like this one. 3 Bedroom 1.5 Bath just under 1,000 square feet located in a quiet neighborhood in Flour Bluff. Great Investment opportunity or for first time home buyers. Minutes to Laguna Madre. This property may qualify for Seller Financing (Vendee).

15. 2019-04-20
    historical
16. 2018-11-07
    listed $116,900
17. 2016-12-19
    historical
18. 2016-12-16
    soldstatus Closed
19. 2016-12-16
    soldstatus
20. 2016-11-15
    status Pending
21. 2016-11-03
    historical Option Period
22. 2016-10-19
    listed $99,500 Active
23. 2013-07-10
    listed $84,999
24. 2010-10-07
    listed $94,995
25. 2006-03-28
    soldstatus
26. 2004-10-08
    soldstatus
27. 1999-02-26
    soldstatus $27,200

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$1,448/yr (+$121/mo · 78.5%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $18,275
• − Mortgage interest: −$10,077
• − Property taxes: −$1,844
• − Insurance: −$900
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$5,233
• Taxable loss: −$2,704
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $1,021/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
• 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

+561.4% since first listed

27 events — show timeline

• 2026-05-03 Contingent — CBMLS
• 2026-03-02 Listed $179,900 CBMLS
• 2019-12-16 Sold (Public Records) — Public Records
• 2019-11-27 Delisted — CBMLS
• 2019-11-27 Relisted — CBMLS
• 2019-11-27 Sold (MLS) — CBMLS
• 2019-11-22 Delisted — CBMLS
• 2019-10-10 Pending — CBMLS
• 2019-09-25 Price Changed $79,900 CBMLS
• 2019-09-22 Relisted — CBMLS
• 2019-09-22 Delisted — CBMLS
• 2019-09-09 Price Changed $89,500 CBMLS
• 2019-07-26 Price Changed $99,500 CBMLS
• 2019-06-23 Listed $109,000 CBMLS
• 2019-04-20 Listing Removed — LERA
• 2018-11-07 Listed $116,900 LERA
• 2016-12-19 Delisted — CBMLS
• 2016-12-16 Sold (Public Records) — Public Records
• 2016-12-16 Sold (MLS) — CBMLS
• 2016-11-15 Pending — CBMLS
• 2016-11-03 Contingent — CBMLS
• 2016-10-19 Listed $99,500 CBMLS
• 2013-07-10 Listed $84,999 CBMLS
• 2010-10-07 Listed $94,995 CBMLS
• 2006-03-28 Sold (Public Records) — Public Records
• 2004-10-08 Sold (Public Records) — Public Records
• 1999-02-26 Sold (Public Records) $27,200 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,844 · +33.1% YoY. Source: county tax records.