4406 Christie St · Corpus Christi, TX 78415

$136,000

2 bd · 1.0 ba · 967 sqft · SingleFamily public records · 248 Days on market

Built 1949 6,808 sqft lot $141/sqft · 5% below area Est $144k · 5% under ↓ 30% since listing

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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 +12.6/30.0
• ARV discount +9.9/15.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! Make this quaint 2-bedroom, 1-bathroom nestled in an established neighborhood your very own. This home features a thoughtful layout with a dedicated laundry area and abundant natural light throughout. Step outside to a pool-sized backyard—perfect for entertaining, gardening, or future expansion. Whether you're a first-time buyer, investment property or looking to downsize, this home offers the ideal blend of character and potential. Don’t miss your chance to make it yours!

Key facts

• Pool-sized backyard
• 6,808 sq ft lot
• Built 1949

Tags

• DEDICATED LAUNDRY AREA
• POOL-SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (11.7% below list).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 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 rising (+2.3%/yr); 434 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 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 248 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,680 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $143,532
• List price: $136,000
• Delta: -5.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4822 Dodd Dr	0.58mi	2/1.0	938 (-3%)	1mo	$139,500	$149	67
4122 Christie St	0.23mi	2/1.0	1,100 (+14%)	3mo	$59,000	$54	63
4705 Kendall Dr	0.53mi	3/1.0 (+1)	1,036 (+7%)	1mo	$155,000	$150	58
2126 Harvard St	0.62mi	2/1.0	912 (-6%)	5mo	$135,900	$149	58
4649 Dodd Dr	0.38mi	3/1.0 (+1)	888 (-8%)	10mo	$187,000	$211	55
4849 Easter Dr	0.62mi	2/1.0	885 (-8%)	7mo	$79,900	$90	51
4513 Green Grove Dr	0.35mi	3/1.0 (+1)	1,104 (+14%)	10mo	$150,000	$136	47
4622 Bluebelle Ln	0.69mi	3/1.0 (+1)	913 (-6%)	11mo	$147,000	$161	44
4805 Gabriel Dr	0.55mi	2/1.0	835 (-14%)	10mo	$105,000	$126	44
4721 Nesbitt Dr	0.62mi	3/1.0 (+1)	1,088 (+12%)	2mo	$149,000	$137	43
4309 Nicholson St	0.51mi	3/2.0 (+1)	1,059 (+10%)	10mo	$90,000	$85	43
4922 Gabriel Dr	0.73mi	3/1.5 (+1)	1,083 (+12%)	5mo	$99,950	$92	35

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-23,957
• Equity at exit: $20,278

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-25,489
• Equity at exit: $11,759

Cash invested: $38,080 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$713
• Tax from tax record: −$197 /mo · $2,358/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-18

Break-even live

Break-even rent $1,223

Max offer price $132,845

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $21	+0% $-18	+5% $-56	+10% $-95
Rent	-10% $-113	-5% $-65	+0% $-18	+5% $30	+10% $77
Rate	-1.0pp $51	-0.5pp $17	base $-18	+0.5pp $-53	+1.0pp $-89

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	0.56mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	0.64mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	0.68mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	23d	1	0.70mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	45d	1	0.71mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	45d	1	0.71mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	45d	1	0.79mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	15d	1	0.95mi
2534 Johanna St Unit 7 Corpus Christi, TX	1.0	1.0	600	$645	$1.07	23d	1	0.97mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	0.98mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	15d	1	1.10mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	45d	1	1.25mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	45d	1	1.25mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	45d	1	1.25mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	23d	1	1.25mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	1.30mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	45d	1	1.42mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	45d	2	1.46mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$800	$1.03	15d	2	1.47mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	15d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $136,000 Active 248 DOM
2. 2026-06-18
   days on market $136,000 Active 245 DOM
3. 2026-06-17
   days on market $136,000 Active 244 DOM
4. 2026-06-16
   days on market $136,000 Active 243 DOM
5. 2026-06-15
   days on market $136,000 Active 242 DOM
6. 2026-06-14
   days on market $136,000 Active 240 DOM
7. 2026-06-10
   days on market $136,000 Active 237 DOM
8. 2026-06-09
   days on market $136,000 Active 236 DOM
9. 2026-06-08
   days on market $136,000 Active 235 DOM
10. 2026-06-07
    days on market $136,000 Active 234 DOM
11. 2026-06-05
    days on market $136,000 Active 231 DOM
12. 2026-06-03
    days on market $136,000 Active 230 DOM
13. 2026-06-02
    days on market $136,000 Active 229 DOM
14. 2026-06-01
    days on market $136,000 Active 228 DOM
15. 2026-05-31
    days on market $136,000 Active 227 DOM
16. 2026-05-30
    days on market $136,000 Active 226 DOM
17. 2026-03-18
    price $136,000 505-char remark

    Show marketing remark (505 chars)

    PRICED TO SELL! Make this quaint 2-bedroom, 1-bathroom nestled in an established neighborhood your very own. This home features a thoughtful layout with a dedicated laundry area and abundant natural light throughout. Step outside to a pool-sized backyard—perfect for entertaining, gardening, or future expansion. Whether you're a first-time buyer, investment property or looking to downsize, this home offers the ideal blend of character and potential. Don’t miss your chance to make it yours!

18. 2026-01-16
    price $149,000 505-char remark

    Show marketing remark (505 chars)

    PRICED TO SELL! Make this quaint 2-bedroom, 1-bathroom nestled in an established neighborhood your very own. This home features a thoughtful layout with a dedicated laundry area and abundant natural light throughout. Step outside to a pool-sized backyard—perfect for entertaining, gardening, or future expansion. Whether you're a first-time buyer, investment property or looking to downsize, this home offers the ideal blend of character and potential. Don’t miss your chance to make it yours!

19. 2025-11-25
    price $165,000 505-char remark

    Show marketing remark (505 chars)

    PRICED TO SELL! Make this quaint 2-bedroom, 1-bathroom nestled in an established neighborhood your very own. This home features a thoughtful layout with a dedicated laundry area and abundant natural light throughout. Step outside to a pool-sized backyard—perfect for entertaining, gardening, or future expansion. Whether you're a first-time buyer, investment property or looking to downsize, this home offers the ideal blend of character and potential. Don’t miss your chance to make it yours!

20. 2025-10-16
    listed $195,000 Active 505-char remark

    Show marketing remark (505 chars)

    PRICED TO SELL! Make this quaint 2-bedroom, 1-bathroom nestled in an established neighborhood your very own. This home features a thoughtful layout with a dedicated laundry area and abundant natural light throughout. Step outside to a pool-sized backyard—perfect for entertaining, gardening, or future expansion. Whether you're a first-time buyer, investment property or looking to downsize, this home offers the ideal blend of character and potential. Don’t miss your chance to make it yours!

21. 2004-10-25
    soldstatus

ⓘ 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: $2,358 · $197/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$131/yr (+$11/mo · 5.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $14,408
• − Mortgage interest: −$7,618
• − Property taxes: −$2,358
• − Insurance: −$680
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,956
• Taxable loss: −$2,510
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $388/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

-30.3% since first listed

5 events — show timeline

• 2026-03-18 Price Changed $136,000 CBMLS
• 2026-01-16 Price Changed $149,000 CBMLS
• 2025-11-25 Price Changed $165,000 CBMLS
• 2025-10-16 Listed $195,000 CBMLS
• 2004-10-25 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,358 · +11.9% YoY. Source: county tax records.