1705 Sycamore Pl · Corpus Christi, TX 78416

$165,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 88 Days on market

Built 1955 6,190 sqft lot $149/sqft · 28% above area Est $129k · 28% over ↓ 6% 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 +15.2/30.0
• Appreciation +7.2/10.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 1705 Sycamore in Corpus Christi—a charming and budget-friendly opportunity you don’t want to miss! This 3-bedroom, 1-bath home offers timeless character with its original hardwood floors, bringing warmth and personality throughout the living spaces. Enjoy peace of mind with a brand new roof, giving you one less thing to worry about and adding long-term value. Whether you’re a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes with its extremely affordable price point. With a functional layout, cozy feel, and classic features, this home is full of potential and ready for its next chapter. Don’t miss your chance to own a piece of charm at a price that’s hard to beat—schedule your showing today!

Key facts

• Brand new roof
• 6,190 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $57 ($686/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 $148k (10.0% below list).
• Recommended offer: $148k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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: 45 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,495 (10.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.90% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (median comp): $128,514
• List price: $165,000
• Delta: 28.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 Birch Pl	0.07mi	3/1.0	1,124 (+2%)	5mo	$80,000	$71	89
1714 Sycamore Pl	0.03mi	3/1.0	1,086 (-2%)	15mo	$149,900	$138	83
1626 Birch Pl	0.06mi	4/2.0 (+1)	1,055 (-4%)	1mo	$155,000	$147	80
4730 Orchid	0.46mi	3/1.5	1,098 (-0%)	2mo	$159,900	$146	75
4929 Dubose St	0.35mi	3/1.5	978 (-11%)	4mo	$169,900	$174	60
1605 Chula Vis	0.71mi	3/1.0	1,120 (+1%)	9mo	$39,950	$36	57
4922 Moody Dr	0.37mi	3/1.0	980 (-11%)	9mo	$159,400	$163	56
1630 Hudson St	0.64mi	3/2.0	1,040 (-6%)	2mo	$172,999	$166	55
4913 Dubose St	0.30mi	3/1.0	940 (-15%)	8mo	$159,400	$170	54
2009 Hudson St	0.74mi	3/2.0	1,043 (-6%)	7mo	$179,900	$172	47
4634 Elvira Dr	0.61mi	3/2.0	1,052 (-5%)	17mo	$189,900	$181	45
1941 Sherman St	0.75mi	3/2.0	1,158 (+5%)	14mo	$150,500	$130	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.78×
• Total profit: $35,883
• Equity at exit: $87,339

10-year hold

• IRR: 13.8%
• Equity multiple: 3.34×
• Total profit: $108,318
• Equity at exit: $145,870

Cash invested: $46,200 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 45
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$865
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $57

Break-even live

Break-even rent $1,413

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $104	+0% $57	+5% $10	+10% $-36
Rent	-10% $-60	-5% $-2	+0% $57	+5% $116	+10% $174
Rate	-1.0pp $140	-0.5pp $99	base $57	+0.5pp $14	+1.0pp $-29

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	15d	2	0.26mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	15d	1	0.73mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	0.76mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	0.77mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	45d	1	0.79mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	0.80mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	45d	1	1.03mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	15d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 88 DOM
2. 2026-06-18
   days on market $165,000 Active 85 DOM
3. 2026-06-17
   days on market $165,000 Active 84 DOM
4. 2026-06-16
   days on market $165,000 Active 83 DOM
5. 2026-06-15
   days on market $165,000 Active 82 DOM
6. 2026-06-14
   days on market $165,000 Active 80 DOM
7. 2026-06-10
   days on market $165,000 Active 77 DOM
8. 2026-06-09
   days on market $165,000 Active 76 DOM
9. 2026-06-08
   days on market $165,000 Active 75 DOM
10. 2026-06-07
    days on market $165,000 Active 74 DOM
11. 2026-06-05
    days on market $165,000 Active 71 DOM
12. 2026-06-03
    days on market $165,000 Active 70 DOM
13. 2026-06-02
    days on market $165,000 Active 69 DOM
14. 2026-06-01
    days on market $165,000 Active 68 DOM
15. 2026-05-31
    days on market $165,000 Active 67 DOM
16. 2026-05-30
    days on market $165,000 Active 66 DOM
17. 2026-05-11
    price $165,000 797-char remark

    Show marketing remark (797 chars)

    Welcome to 1705 Sycamore in Corpus Christi—a charming and budget-friendly opportunity you don’t want to miss! This 3-bedroom, 1-bath home offers timeless character with its original hardwood floors, bringing warmth and personality throughout the living spaces. Enjoy peace of mind with a brand new roof, giving you one less thing to worry about and adding long-term value. Whether you’re a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes with its extremely affordable price point. With a functional layout, cozy feel, and classic features, this home is full of potential and ready for its next chapter. Don’t miss your chance to own a piece of charm at a price that’s hard to beat—schedule your showing today!

18. 2026-03-25
    listed $175,000 Active 797-char remark

    Show marketing remark (797 chars)

    Welcome to 1705 Sycamore in Corpus Christi—a charming and budget-friendly opportunity you don’t want to miss! This 3-bedroom, 1-bath home offers timeless character with its original hardwood floors, bringing warmth and personality throughout the living spaces. Enjoy peace of mind with a brand new roof, giving you one less thing to worry about and adding long-term value. Whether you’re a first-time buyer, downsizing, or looking for an investment property, this home checks all the boxes with its extremely affordable price point. With a functional layout, cozy feel, and classic features, this home is full of potential and ready for its next chapter. Don’t miss your chance to own a piece of charm at a price that’s hard to beat—schedule your showing today!

19. 2016-03-23
    soldstatus
20. 2014-01-31
    soldstatus
21. 2013-05-01
    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: $2,183 · $182/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$836/yr (+$70/mo · 38.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $17,819
• − Mortgage interest: −$9,243
• − Property taxes: −$2,183
• − Insurance: −$825
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$4,800
• Taxable loss: −$2,083
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,186/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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

-5.7% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $165,000 CBMLS
• 2026-03-25 Listed $175,000 CBMLS
• 2016-03-23 Sold (Public Records) — Public Records
• 2014-01-31 Sold (Public Records) — Public Records
• 2013-05-01 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,183 · +2.8% YoY. Source: county tax records.