225 Glendale Dr · Corpus Christi, TX 78404

$129,200

3 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 62 Days on market

Built 1938 7,375 sqft lot $89/sqft · 25% below area Est $172k · 25% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity alert Priced to move and ready for its next owner. This property is perfect for investors looking to add to their portfolio or secure a solid flip or rental. With a motivated, but firm seller, some potential here to negotiate and maximize your return. Bring your vision, run your numbers, and don’t miss the chance to turn this one into your next win.

Key facts

• 7,375 sq ft lot
• Built 1938
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); Ray H S (math 49% / reading 47%, grade D, #571 of 1,632 statewide, top 36%, 1,640 students, 69% FRL).
• Zoned-school proficiency averages 58% at this address vs 33% district-wide (+25 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 (+1.9%/yr); 146 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $893 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 62 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,448 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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. 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: 1.20% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $172,162
• List price: $129,200
• Delta: -24.95%
• 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
1725 15th St	0.27mi	3/2.5	1,447 (-1%)	2mo	$190,000	$131	83
2502 Lynch St	0.41mi	3/2.0	1,425 (-2%)	3mo	$235,000	$165	74
641 Naples St	0.25mi	2/2.0 (-1)	1,376 (-6%)	4mo	$205,000	$149	71
702 Texas Ave	0.49mi	3/2.0	1,514 (+4%)	2mo	$239,900	$158	69
1113 Annapolis Dr	0.54mi	3/2.0	1,518 (+4%)	4mo	$224,900	$148	64
1201 Devon Dr	0.71mi	3/2.0	1,497 (+3%)	1mo	$209,500	$140	62
636 Texas Ave	0.51mi	3/2.0	1,342 (-8%)	4mo	$149,900	$112	60
634 Sorrell St	0.69mi	3/2.0	1,552 (+6%)	1mo	$237,500	$153	57
1652 16th St	0.33mi	4/2.0 (+1)	1,260 (-14%)	2mo	$170,000	$135	55
2810 Topeka St	0.72mi	3/2.0	1,395 (-4%)	5mo	$199,900	$143	55
622 Atlantic St	0.30mi	2/1.0 (-1)	1,260 (-14%)	2mo	$110,000	$87	52
1541 Clodah Dr	0.44mi	3/1.5	1,255 (-14%)	6mo	$178,000	$142	50

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,294
• Equity at exit: $19,264

10-year hold

• IRR: 6.0%
• Equity multiple: 1.42×
• Total profit: $15,208
• Equity at exit: $11,171

Cash invested: $36,176 (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 78404

• Rents YoY: 1.9%
• Active inventory: 146
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$678
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $304

Break-even live

Break-even rent $1,170

Max offer price $129,200

Occupancy floor 75%

Sensitivity live

Price	-10% $377	-5% $340	+0% $304	+5% $267	+10% $231
Rent	-10% $181	-5% $242	+0% $304	+5% $365	+10% $427
Rate	-1.0pp $369	-0.5pp $337	base $304	+0.5pp $270	+1.0pp $236

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: $32,300
• Closing costs: $3,876
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	46d	1	0.20mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	46d	1	0.32mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	23d	1	0.40mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	46d	1	0.41mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	46d	1	0.41mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	16d	1	0.46mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	16d	1	0.52mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	23d	1	0.60mi
426 Palmero St Corpus Christi, TX	3.0	2.0	1720	$1,350	$0.78	46d	1	0.62mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	46d	1	0.66mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	46d	1	0.69mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	46d	1	0.75mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	16d	1	0.87mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	23d	1	0.87mi
1318 6th St Corpus Christi, TX	2.0	1.0	900	$900	$1.00	16d	1	0.88mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	16d	1	0.88mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	23d	1	0.93mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	23d	1	0.95mi
1107 14th St Corpus Christi, TX	4.0	1.5	1520	$1,300	$0.86	46d	1	0.95mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	16d	1	0.95mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	46d	1	0.99mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	46d	1	1.12mi
826 Hancock Ave Unit 2 Corpus Christi, TX	2.0	1.0	1000	$950	$0.95	23d	1	1.14mi
1117 Ocean Dr Unit B Corpus Christi, TX	2.0	1.0	1543	$3,000	$1.94	46d	1	1.17mi
801 S Alameda St Unit A Corpus Christi, TX	2.0	1.0	1760	$900	$0.51	46d	1	1.18mi
813 Furman Ave Apt 1 Corpus Christi, TX	3.0	2.0	1430	$1,475	$1.03	16d	1	1.19mi
522 Hancock Ave Unit 1-319 Corpus Christi, TX	2.0	2.0	1133	$1,625	$1.43	23d	1	1.24mi
616 16th St Unit A Corpus Christi, TX	3.0	1.0	1040	$1,050	$1.01	46d	1	1.24mi
522 Hancock Ave Corpus Christi, TX	1.0–2.0	1.0–2.0	915	$2,000	$2.18	16d	10	1.26mi
3102 Santa Fe St Corpus Christi, TX	1.0–2.0	1.0–2.0	922	$1,095	$1.19	46d	1	1.27mi
823 S Water St Corpus Christi, TX	2.0	2.0	1243	$2,000	$1.61	16d	1	1.32mi
802 S Carancahua St Corpus Christi, TX	2.0	1.0–2.0	869	$1,770	$2.04	16d	68	1.33mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	46d	1	1.38mi
3314 Casa de Palmas Dr Corpus Christi, TX	3.0	2.0	1869	$2,300	$1.23	16d	1	1.39mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	46d	1	1.48mi

Listing history 17 events

1. 2026-06-14
   days on market $129,200 Active 62 DOM
2. 2026-06-10
   days on market $129,200 Active 59 DOM
3. 2026-06-09
   days on market $129,200 Active 58 DOM
4. 2026-06-08
   days on market $129,200 Active 57 DOM
5. 2026-06-07
   days on market $129,200 Active 56 DOM
6. 2026-06-05
   days on market $129,200 Active 53 DOM
7. 2026-06-03
   days on market $129,200 Active 52 DOM
8. 2026-06-02
   days on market $129,200 Active 51 DOM
9. 2026-06-01
   days on market $129,200 Active 50 DOM
10. 2026-05-31
    days on market $129,200 Active 49 DOM
11. 2026-05-30
    days on market $129,200 Active 48 DOM
12. 2026-05-08
    price $129,200 384-char remark

    Show marketing remark (384 chars)

    Investment opportunity alert Priced to move and ready for its next owner. This property is perfect for investors looking to add to their portfolio or secure a solid flip or rental. With a motivated, but firm seller, some potential here to negotiate and maximize your return. Bring your vision, run your numbers, and don’t miss the chance to turn this one into your next win.

13. 2026-04-12
    listed $136,200 Active 384-char remark

    Show marketing remark (384 chars)

    Investment opportunity alert Priced to move and ready for its next owner. This property is perfect for investors looking to add to their portfolio or secure a solid flip or rental. With a motivated, but firm seller, some potential here to negotiate and maximize your return. Bring your vision, run your numbers, and don’t miss the chance to turn this one into your next win.

14. 2024-04-02
    soldstatus
15. 2024-03-28
    soldstatus Closed 755-char remark

    Show marketing remark (755 chars)

    Nestled within a stand of mature oaks, the sunlight filters down to kiss this 1930's diamond in the rough, just waiting for you to take her and make her into a real jewel! Three bedrooms; two full baths; living room, dining room & kitchen. The old wood used in her construction is something to be appreciated and conserved, and she has some darling built-in's. The lot is deep and backs to Baldwin across the street from Del Mar's Heritage Campus. The lot has a long drive down the left side, which leads to a two car carport AND two car garage! Near the intersection of Staples & Baldwin, it's an easy commute to downtown employers, several hospitals & schools; not to mention the new bistro, bakeries and craft butcher on down Staples!

16. 2024-03-11
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Nestled within a stand of mature oaks, the sunlight filters down to kiss this 1930's diamond in the rough, just waiting for you to take her and make her into a real jewel! Three bedrooms; two full baths; living room, dining room & kitchen. The old wood used in her construction is something to be appreciated and conserved, and she has some darling built-in's. The lot is deep and backs to Baldwin across the street from Del Mar's Heritage Campus. The lot has a long drive down the left side, which leads to a two car carport AND two car garage! Near the intersection of Staples & Baldwin, it's an easy commute to downtown employers, several hospitals & schools; not to mention the new bistro, bakeries and craft butcher on down Staples!

17. 2024-03-06
    listed $125,000 Active 755-char remark

    Show marketing remark (755 chars)

    Nestled within a stand of mature oaks, the sunlight filters down to kiss this 1930's diamond in the rough, just waiting for you to take her and make her into a real jewel! Three bedrooms; two full baths; living room, dining room & kitchen. The old wood used in her construction is something to be appreciated and conserved, and she has some darling built-in's. The lot is deep and backs to Baldwin across the street from Del Mar's Heritage Campus. The lot has a long drive down the left side, which leads to a two car carport AND two car garage! Near the intersection of Staples & Baldwin, it's an easy commute to downtown employers, several hospitals & schools; not to mention the new bistro, bakeries and craft butcher on down Staples!

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,364 · $197/mo
• Expected delta: +$52/yr (+$4/mo · 2.2%)

ⓘ 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) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,651
• − Mortgage interest: −$7,237
• − Property taxes: −$2,313
• − Insurance: −$646
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,759
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,234/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): 12,635
• Household income: $61,280
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 596.0

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 (62%)
• Race & ethnicity: Hispanic / Latino 62% White 32% Two or more races 29% Black 4%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -211.10%
• Current HPI: 177.4759
• Rent YoY: ▲ 1.87%
• 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

+3.4% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $129,200 CBMLS
• 2026-04-12 Listed $136,200 CBMLS
• 2024-04-02 Sold (Public Records) — Public Records
• 2024-03-28 Sold (MLS) — CBMLS
• 2024-03-11 Pending — CBMLS
• 2024-03-06 Listed $125,000 CBMLS

Property tax history

+2.3%/yr

Latest (2025): $2,313 · -21.4% YoY. Source: county tax records.