None · Corpus Christi, TX 78412

$185,000

4 bd · 3.0 ba · 1,843 sqft · SingleFamily public records · 59 Days on market

Built 1955 7,209 sqft lot $100/sqft · 7% below area Est $199k · 7% under

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +10.7/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors! This property offers a great opportunity for anyone looking to get their hands on a fixer-upper and make it their own. This house is being sold AS IS.

Key facts

• 7,209 sq ft lot
• Built 1955
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 soft (-1.5%/yr); 207 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $6k 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 59 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (median comp): $199,031
• List price: $185,000
• Delta: -7.05%
• 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
1041 Whitaker Dr	0.30mi	4/3.0	1,653 (-10%)	0mo	$229,900	$139	68
1118 Stratton Dr	0.45mi	3/2.0 (-1)	1,837 (-0%)	4mo	$279,500	$152	66
479 Homecrest St	0.66mi	3/2.0 (-1)	1,918 (+4%)	0mo	$139,995	$73	53
533 Parade Dr	0.61mi	4/2.0	2,017 (+9%)	1mo	$250,000	$124	51
534 Parade Dr	0.63mi	3/2.0 (-1)	1,724 (-6%)	3mo	$219,900	$128	48
445 Haroldson Dr	0.73mi	3/2.0 (-1)	1,893 (+3%)	5mo	$205,900	$109	48
942 Woodlawn	0.20mi	3/1.0 (-1)	1,615 (-12%)	12mo	$195,000	$121	47
6022 Norvel Dr	0.42mi	4/2.0	1,581 (-14%)	10mo	$199,900	$126	45
466 Palmetto St	0.72mi	3/2.0 (-1)	1,956 (+6%)	8mo	$329,900	$169	40
484 Palmetto St	0.68mi	3/2.0 (-1)	2,013 (+9%)	6mo	$269,900	$134	38
5802 Riley Dr	0.66mi	3/2.0 (-1)	1,594 (-14%)	10mo	$178,500	$112	29
445 Troy Dr	0.74mi	3/2.0 (-1)	1,631 (-12%)	10mo	$159,000	$97	29

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-24,633
• Equity at exit: $27,584

10-year hold

• IRR: -10.8%
• Equity multiple: 0.44×
• Total profit: $-28,995
• Equity at exit: $15,995

Cash invested: $51,800 (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 78412

• Rents YoY: -1.5%
• Active inventory: 207
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$970
• Tax from tax record: −$313 /mo · $3,757/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $172

Break-even live

Break-even rent $1,722

Max offer price $185,000

Occupancy floor 86%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
857 Belmeade Dr Corpus Christi, TX	3.0	2.0	1573	$1,800	$1.14	43d	1	0.69mi
441 Montclair Dr Corpus Christi, TX	3.0	2.0	2271	$2,200	$0.97	13d	1	0.81mi
449 Parade Dr Corpus Christi, TX	4.0	2.0	2085	$1,895	$0.91	13d	1	0.81mi
6433 Aspenwood Dr Corpus Christi, TX	3.0	2.0	1465	$1,750	$1.19	43d	1	0.94mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	13d	1	1.10mi
6629 Rhine Dr Unit A Corpus Christi, TX	3.0	2.0	1350	$1,695	$1.26	13d	1	1.16mi
6530 Ample Arbor Ct Corpus Christi, TX	3.0	2.5	2256	$2,400	$1.06	43d	1	1.18mi
1066 Burkshire Dr Corpus Christi, TX	3.0	2.0	2063	$1,900	$0.92	44d	1	1.21mi
16 Rock Creek Dr Corpus Christi, TX	3.0	2.5	2450	$1,950	$0.80	21d	1	1.24mi
16 Rock Creek Dr #16 Corpus Christi, TX	3.0	3.0	2450	$1,955	$0.80	21d	1	1.24mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$2,204	$1.74	13d	17	1.24mi
6845 Rhine Dr Corpus Christi, TX	3.0	1.5	1518	$1,695	$1.12	43d	1	1.30mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	13d	1	1.32mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	21d	1	1.32mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 59 DOM
2. 2026-06-17
   days on market $185,000 Active 58 DOM
3. 2026-06-16
   days on market $185,000 Active 57 DOM
4. 2026-06-15
   days on market $185,000 Active 56 DOM
5. 2026-06-14
   days on market $185,000 Active 54 DOM
6. 2026-06-10
   days on market $185,000 Active 51 DOM
7. 2026-06-09
   days on market $185,000 Active 50 DOM
8. 2026-06-08
   days on market $185,000 Active 49 DOM
9. 2026-06-07
   days on market $185,000 Active 48 DOM
10. 2026-06-05
    days on market $185,000 Active 45 DOM
11. 2026-06-03
    days on market $185,000 Active 44 DOM
12. 2026-06-02
    days on market $185,000 Active 43 DOM
13. 2026-06-01
    days on market $185,000 Active 42 DOM
14. 2026-05-31
    days on market $185,000 Active 41 DOM
15. 2026-05-30
    days on market $185,000 Active 40 DOM
16. 2026-04-17
    listed $185,000 Active 173-char remark

    Show marketing remark (173 chars)

    Calling all Investors! This property offers a great opportunity for anyone looking to get their hands on a fixer-upper and make it their own. This house is being sold AS IS.

17. 2025-09-12
    soldstatus
18. 2025-08-17
    price $109,900
19. 2025-07-07
    price $114,900
20. 2025-06-23
    listed $119,900 Active
21. 2025-06-18
    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: $3,757 · $313/mo
• Projected year-2 tax: $3,757 · $313/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $23,275
• − Mortgage interest: −$10,363
• − Property taxes: −$3,757
• − Insurance: −$925
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,382
• Taxable loss: −$876
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $2,273/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% Vietnamese 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

+54.3% since first listed

6 events — show timeline

• 2026-04-17 Listed $185,000 CBMLS
• 2025-09-12 Sold (Public Records) — Public Records
• 2025-08-17 Price Changed $109,900 CBMLS
• 2025-07-07 Price Changed $114,900 CBMLS
• 2025-06-23 Listed $119,900 CBMLS
• 2025-06-18 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,757 · +6.5% YoY. Source: county tax records.