2056 Hidden Lk #3 · Corpus Christi, TX 78412

$104,900

2 bd · 1.5 ba · 1,042 sqft · Condo public records · 17 Days on market

Built 1972 $300/mo HOA · 22% of rent

---

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
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lakewood Village! This charming end-unit condo offers 2 spacious bedrooms, 1.5 bathrooms, and a 1-car garage in one of the area’s most picturesque communities. The first floor features a comfortable living area, dining space, kitchen with breakfast bar, and convenient half bath. Step outside to your private, fenced patio—perfect for morning coffee, evening relaxation, or entertaining guests. Upstairs, you’ll find two generously sized bedrooms and a full bathroom, providing a functional and comfortable layout. Lakewood Village is known for its beautifully maintained grounds, scenic pond, abundant wildlife, mature trees, and inviting picnic and grilling areas. Res

Key facts

• Private fenced patio
• Scenic pond
• Community pool

Tags

• PRIVATE FENCED PATIO
• SCENIC POND
• ABUNDANT WILDLIFE
• MATURE TREES
• INVITING PICNIC AREAS
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with a $300 monthly fee; HOA covers common areas, cable TV, internet, grounds maintenance, structure maintenance, security, trash, and water; Community pool; Community lake

Exterior

• Parking: Covered concrete parking; 1-car garage
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story; Shingle roof; Brick and HardiPlank exterior; Slab foundation
• Construction: Built with brick and HardiPlank; Slab foundation; Shingle roof
• Exterior features: Enclosed patio; Patio; Wood fencing; Corner lot

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cable TV

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (2.2% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (2.2% below list) — sets the bar for cash-flow.
• 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); King H S (math 35% / reading 36%, grade F, #941 of 1,632 statewide, top 58%, 1,400 students, 63% FRL) — zoned schools average 47% FRL vs 63% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 33% district-wide (+21 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 soft (-1.5%/yr); 212 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $725 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $34k; list at $105k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 22% of rent.

Recommended offer $102,565 (2.2% 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. Built in 1972 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.26×
• Total profit: $-21,658
• Equity at exit: $15,641

10-year hold

• IRR: -36.4%
• Equity multiple: -0.18×
• Total profit: $-34,649
• Equity at exit: $9,070

Cash invested: $29,372 (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: 212
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$550
• Tax from tax record: −$219 /mo · $2,623/yr
• Insurance: −$44
• HOA: −$300
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-13

Break-even live

Break-even rent $1,408

Max offer price $102,565

Occupancy floor 96%

Sensitivity live

Price	-10% $46	-5% $16	+0% $-13	+5% $-43	+10% $-73
Rent	-10% $-123	-5% $-68	+0% $-13	+5% $42	+10% $97
Rate	-1.0pp $40	-0.5pp $13	base $-13	+0.5pp $-40	+1.0pp $-68

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2058 Hidden Lk Corpus Christi, TX	2.0	1.0	991	$1,200	$1.21	23d	1	0.03mi
6118 Hidden Cv Corpus Christi, TX	2.0	1.0	991	$1,050	$1.06	45d	1	0.07mi
6136 Hidden Cv Corpus Christi, TX	2.0	1.5	1047	$1,450	$1.38	45d	1	0.07mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,125	$1.42	15d	19	0.21mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	15d	1	0.27mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	23d	1	0.27mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$1,609	$1.27	15d	17	0.35mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	23d	5	0.43mi
6433 Aspenwood Dr Corpus Christi, TX	3.0	2.0	1465	$1,750	$1.19	45d	1	0.57mi
5929 Wooldridge Rd Unit 2906 Corpus Christi, TX	2.0	2.0	1100	$1,000	$0.91	45d	1	0.62mi
6620 Hardwick Dr Corpus Christi, TX	2.0	1.0	1000	$1,250	$1.25	45d	1	0.63mi
5929 Wooldridge Rd Unit 2405 Corpus Christi, TX	2.0	2.0	1100	$1,100	$1.00	45d	1	0.64mi
1622 Woodlawn Dr Corpus Christi, TX	3.0	2.0	1152	$1,895	$1.64	15d	1	0.65mi
6606 Riding Wind Dr Corpus Christi, TX	3.0	2.0	1325	$1,950	$1.47	45d	1	0.66mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	15d	20	0.67mi
6617 Meadowbreeze Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,800	$1.40	46d	1	0.67mi
6629 Rhine Dr Unit A Corpus Christi, TX	3.0	2.0	1350	$1,695	$1.26	15d	1	0.68mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	23d	1	0.68mi
2333 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1273	$1,950	$1.53	45d	1	0.77mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,306	$1.52	45d	1	0.86mi
5401 Burnham Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	801	$1,499	$1.87	15d	10	0.97mi
1206 Rickey Dr Corpus Christi, TX	3.0	1.0	1131	$1,100	$0.97	15d	1	1.03mi
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	15d	31	1.05mi
6813 Southhaven Dr Corpus Christi, TX	3.0	2.0	1129	$1,699	$1.50	45d	1	1.14mi
2706 Grace Cir Unit B Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	23d	1	1.18mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	45d	1	1.22mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,534	$1.59	15d	27	1.22mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,516	$1.58	23d	27	1.22mi
5921 Riley Dr Corpus Christi, TX	3.0	1.0	1134	$1,795	$1.58	23d	1	1.25mi
6533 Patti Corpus Christi, TX	1.0–2.0	1.0–2.0	858	$1,850	$2.15	15d	5	1.31mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	15d	1	1.32mi
2921 Airline Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	982	$1,664	$1.69	45d	1	1.34mi
6145 Ortiz Dr Corpus Christi, TX	3.0	2.0	1376	$1,950	$1.42	23d	1	1.39mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	15d	1	1.43mi
2805 Summer Ridge Dr Corpus Christi, TX	3.0	2.0	1420	$1,800	$1.27	45d	1	1.43mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	45d	1	1.45mi
5430 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.5	1050	$1,414	$1.35	45d	45	1.46mi
5630 Nelson Ln Corpus Christi, TX	1.0	1.0	1300	$775	$0.60	45d	1	1.47mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	45d	1	1.48mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	15d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $104,900 Active 17 DOM
2. 2026-06-18
   days on market $104,900 Active 14 DOM
3. 2026-06-17
   days on market $104,900 Active 13 DOM
4. 2026-06-16
   days on market $104,900 Active 12 DOM
5. 2026-06-15
   days on market $104,900 Active 11 DOM
6. 2026-06-14
   days on market $104,900 Active 9 DOM
7. 2026-06-10
   days on market $104,900 Active 6 DOM
8. 2026-06-09
   days on market $104,900 Active 5 DOM
9. 2026-06-08
   days on market $104,900 Active 4 DOM
10. 2026-06-07
    days on market $104,900 Active 3 DOM
11. 2026-06-05
    remarks 681-char remark
12. 2026-06-05
    listed $104,900 Active 1 DOM

ⓘ 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: $2,623 · $219/mo
• Projected year-2 tax: $2,623 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,696
• − Mortgage interest: −$5,876
• − Property taxes: −$2,623
• − Insurance: −$524
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − HOA: −$3,600
• − Depreciation: −$3,052
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $237/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

+208.5% since first listed

12 events — show timeline

• 2026-06-01 Listed $104,900 CBMLS
• 2026-02-25 Price Changed $124,000 CBMLS
• 2026-01-18 Price Changed $127,500 CBMLS
• 2025-11-03 Price Changed $129,500 CBMLS
• 2025-09-17 Relisted — CBMLS
• 2025-09-16 Pending — CBMLS
• 2025-09-03 Listed $135,500 CBMLS
• 2021-02-01 Sold (Public Records) — Public Records
• 2015-10-05 Sold (Public Records) — Public Records
• 2006-11-30 Sold (Public Records) — Public Records
• 2006-01-13 Sold (Public Records) — Public Records
• 1995-03-03 Sold (Public Records) $34,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,623 · +12.0% YoY. Source: county tax records.