5018 Bevly Dr · Corpus Christi, TX 78411

$99,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 37 Days on market

Built 1953 7,980 sqft lot $101/sqft · 37% below area Est $156k · 37% under ↓ 18% since listing

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Why this score? — see what drove the B- 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 +23.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.4/10.0
• 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

Prime Investment Potential in Windsor Park #4! This home is a standout opportunity for investors or DIY enthusiasts. Nestled in a great location, this property is within walking distance to Lena Park and just minutes on foot from the premier shopping and dining at La Palmera Mall. Major Structural Update: Peace of mind starts at the top with a new roof installed in 2023. Approximately 984 sq. ft. of living space on a generous backyard, providing a manageable renovation project with great curb appeal. Easy Commute with quick and easy access to SPID puts the rest of Corpus Christi just minutes away. Top-Tier Convenience, it is close to groceries, entertainment, and the highway, making it an i

Key facts

• New roof installed
• Quick access to spid
• Generous backyard

Tags

• PRIME INVESTMENT POTENTIAL
• WALKING DISTANCE TO LENA PARK
• MINUTES FROM LA PALMERA MALL
• NEW ROOF INSTALLED
• GENEROUS BACKYARD
• QUICK ACCESS TO SPID

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Detached garage; Carport; Two covered parking spaces
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Wood siding exterior; Pillar/post/pier foundation; Shingle roof
• Construction: Wood siding construction; Shingle roof; Pillar/Post/Pier foundation
• Exterior features: Open patio; Exterior storage; Wood fencing

Interior

• Kitchen: Range hood
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Smoke detectors installed; Storage space
• 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 $99k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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); 147 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $31k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.25% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 6.7

CMA / ARV

• ARV (median comp): $156,401
• List price: $99,000
• Delta: -36.70%
• 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
4814 Willowbrook Dr	0.29mi	3/1.0 (+1)	996 (+1%)	2mo	$99,000	$99	78
729 Sharon Dr	0.40mi	2/1.0	1,025 (+4%)	2mo	$195,900	$191	73
758 Sharon Dr	0.32mi	2/1.0	902 (-8%)	2mo	$89,900	$100	69
4917 Andover Dr	0.33mi	3/1.0 (+1)	1,031 (+5%)	4mo	$177,000	$172	69
4909 Holmes Dr	0.32mi	3/1.5 (+1)	1,032 (+5%)	2mo	$179,900	$174	68
726 John Lee St	0.41mi	3/1.0 (+1)	1,015 (+3%)	5mo	$179,000	$176	67
4237 Jacquelyn Dr	0.40mi	3/1.0 (+1)	943 (-4%)	4mo	$69,900	$74	66
601 Lansdown Dr	0.65mi	2/1.0	944 (-4%)	3mo	$149,900	$159	60
4621 Calvin Dr	0.59mi	3/1.5 (+1)	1,019 (+4%)	1mo	$161,000	$158	59
702 Sharon Dr	0.47mi	2/1.0	872 (-11%)	3mo	$129,000	$148	56
734 Lansdown Dr	0.38mi	2/1.0	1,117 (+14%)	5mo	$165,000	$148	55
638 Sharon Dr	0.55mi	2/1.0	868 (-12%)	1mo	$155,000	$179	54

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: 1.6%
• Equity multiple: 1.07×
• Total profit: $1,817
• Equity at exit: $14,761

10-year hold

• IRR: 16.1%
• Equity multiple: 2.65×
• Total profit: $45,733
• Equity at exit: $8,560

Cash invested: $27,720 (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: 147
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$519
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $178

Break-even live

Break-even rent $1,013

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $234	-5% $206	+0% $178	+5% $150	+10% $122
Rent	-10% $80	-5% $129	+0% $178	+5% $227	+10% $276
Rate	-1.0pp $228	-0.5pp $203	base $178	+0.5pp $153	+1.0pp $126

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5002 Bevly Dr Unit B Corpus Christi, TX	2.0	1.0	550	$699	$1.27	22d	1	0.07mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	44d	1	0.59mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	44d	1	0.65mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	44d	1	0.70mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	22d	1	0.76mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$800	$0.98	14d	1	0.76mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	44d	1	0.79mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	14d	1	0.90mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	44d	1	0.98mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	44d	1	0.99mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	14d	1	1.03mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	14d	20	1.17mi
318 Aberdeen Ave Unit 1268410P Corpus Christi, TX	3.0	1.5	1076	$4,405	$4.09	44d	1	1.22mi
4645 Ocean Dr Corpus Christi, TX	2.0	1.0–2.0	760	$1,320	$1.74	14d	1	1.29mi
4325 Ocean Dr Corpus Christi, TX	1.0	1.0	730	$974	$1.33	44d	2	1.33mi
4657 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	931	$1,890	$2.03	14d	7	1.33mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	14d	1	1.37mi
4602 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	972	$3,671	$3.77	14d	30	1.37mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,315	$1.42	14d	16	1.39mi
4334 Ocean Dr #605 Corpus Christi, TX	1.0	2.0	948	$2,000	$2.11	22d	1	1.40mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,306	$1.52	44d	1	1.44mi
4224 Ocean Dr Corpus Christi, TX	2.0	1.0	699	$949	$1.36	44d	7	1.48mi

Listing history 18 events

1. 2026-06-10
   days on market $99,000 Active 37 DOM
2. 2026-06-09
   days on market $99,000 Active 36 DOM
3. 2026-06-08
   days on market $99,000 Active 35 DOM
4. 2026-06-07
   days on market $99,000 Active 34 DOM
5. 2026-06-05
   days on market $99,000 Active 31 DOM
6. 2026-06-03
   days on market $99,000 Active 30 DOM
7. 2026-06-02
   days on market $99,000 Active 29 DOM
8. 2026-06-01
   days on market $99,000 Active 28 DOM
9. 2026-05-31
   days on market $99,000 Active 27 DOM
10. 2026-05-30
    days on market $99,000 Active 26 DOM
11. 2026-05-04
    listed $130,000 Active 990-char remark
12. 2025-05-03
    status Pending
13. 2025-04-22
    price $127,500
14. 2025-03-11
    listed $132,500 Active
15. 2024-12-15
    status Pending
16. 2024-12-09
    historical Active Under Contract
17. 2024-10-28
    listed $120,000 Active
18. 1996-01-19
    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: $2,878 · $240/mo
• Projected year-2 tax: $2,878 · $240/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 5/10 Major FEMA zone X (unshaded) · 60% 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: $14,862
• − Mortgage interest: −$5,546
• − Property taxes: −$2,878
• − Insurance: −$495
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,880
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,973/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

-17.5% since first listed

10 events — show timeline

• 2026-06-10 Delisted — CBMLS
• 2026-05-22 Price Changed $99,000 CBMLS
• 2026-05-04 Listed $130,000 CBMLS
• 2025-05-03 Pending — CBMLS
• 2025-04-22 Price Changed $127,500 CBMLS
• 2025-03-11 Listed $132,500 CBMLS
• 2024-12-15 Pending — CBMLS
• 2024-12-09 Contingent — CBMLS
• 2024-10-28 Listed $120,000 CBMLS
• 1996-01-19 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,878 · +12.0% YoY. Source: county tax records.