1205 Clarion Dr · Corpus Christi, TX 78412

$239,000

5 bd · 3.0 ba · 2,913 sqft · SingleFamily public records · 142 Days on market

Built 1974 0.25 ac lot $82/sqft · 22% below area Est $307k · 22% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

Key facts

• Wet bar
• Covered back patio
• No back neighbors

Tags

• NO BACK NEIGHBORS
• WOOD BURNING FIREPLACE
• BUILT IN CABINETRY
• WET BAR
• OVERSIZED PANTRY
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.0% below list).
• Recommended offer: $202k (15.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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; 1 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k 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 142 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $202,437 (15.3% 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. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.88% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 9.5

CMA / ARV

• ARV (median comp): $306,793
• List price: $239,000
• Delta: -22.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Delta	0.21mi	4/2.5 (-1)	2,604 (-11%)	2mo	$288,000	$111	64
6610 Clarion Dr	0.21mi	4/2.5 (-1)	2,787 (-4%)	17mo	$310,000	$111	62
7206 Pharaoh Dr	0.73mi	4/3.0 (-1)	2,993 (+3%)	1mo	$439,000	$147	56
6626 Pharaoh Dr	0.33mi	4/2.5 (-1)	2,541 (-13%)	1mo	$388,000	$153	56
1113 Clarion Dr	0.10mi	4/2.5 (-1)	2,646 (-9%)	21mo	$305,000	$115	55
6946 Aswan Dr	0.39mi	4/2.5 (-1)	2,606 (-10%)	4mo	$262,000	$101	53
1306 Aswan Dr	0.19mi	4/2.5 (-1)	2,508 (-14%)	10mo	$155,000	$62	53
6950 Aswan Dr	0.40mi	4/3.5 (-1)	3,062 (+5%)	21mo	$449,900	$147	48
7138 Pharaoh Dr	0.67mi	4/3.5 (-1)	2,885 (-1%)	16mo	$347,500	$120	46

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: -26.4%
• Equity multiple: 0.13×
• Total profit: $-57,907
• Equity at exit: $35,636

10-year hold

• IRR: -41.0%
• Equity multiple: -0.35×
• Total profit: $-90,540
• Equity at exit: $20,664

Cash invested: $66,920 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$515 /mo · $6,178/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-207

Break-even live

Break-even rent $2,364

Max offer price $202,437

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-139	+0% $-207	+5% $-275	+10% $-342
Rent	-10% $-373	-5% $-290	+0% $-207	+5% $-124	+10% $-41
Rate	-1.0pp $-87	-0.5pp $-146	base $-207	+0.5pp $-269	+1.0pp $-332

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 Parade Dr Corpus Christi, TX	4.0	2.0	2085	$1,895	$0.91	15d	1	1.33mi

Listing history 10 events

1. 2026-06-01
   days on market $239,000 Active 142 DOM
2. 2026-05-31
   days on market $239,000 Active 141 DOM
3. 2026-05-30
   days on market $239,000 Active 140 DOM
4. 2026-02-21
   price $239,000 1075-char remark

   Show marketing remark (1075 chars)

   Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

5. 2026-02-21
   price $245,000 1075-char remark

   Show marketing remark (1075 chars)

   Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

6. 2026-02-10
   price $249,000 1075-char remark

   Show marketing remark (1075 chars)

   Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

7. 2026-02-07
   listed $259,900 Active 1075-char remark

   Show marketing remark (1075 chars)

   Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

8. 2026-02-03
   historical 1075-char remark

   Show marketing remark (1075 chars)

   Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

9. 2026-01-06
   listed $259,900 Active 1075-char remark

   Show marketing remark (1075 chars)

   Spacious One-Story Home with No Back Neighbors & Endless Potential! This expansive one-story home offers 5 bedrooms and 3 full bathrooms, providing ample space for comfortable living and entertaining. Featuring two living areas and two dining spaces, the layout is ideal for both everyday living and entertaining . The main living room showcases a wood-burning fireplace with stunning built-in cabinetry, complemented by rich woodwork throughout the living areas and kitchen, adding warmth and character to the home. A unique wet bar enhances the living space, perfect for entertaining. Additional highlights include a large utility/washroom, an oversized pantry, a front porch, and a covered back patio with no back neighbors, offering privacy and peaceful outdoor enjoyment. The home also features a two-car rear-wrap garage for added convenience. This property is being sold as-is and presents a fantastic opportunity for buyers looking to personalize or update cosmetically while enjoying a solid layout and desirable area. Close to downtown, shopping, and tamucc.

10. 1997-03-03
    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: $6,178 · $515/mo
• Projected year-2 tax: $6,178 · $515/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $25,227
• − Mortgage interest: −$13,388
• − Property taxes: −$6,178
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$6,953
• Taxable loss: −$6,523
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $-918/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

-8.0% since first listed

7 events — show timeline

• 2026-02-21 Price Changed $239,000 CBMLS
• 2026-02-21 Price Changed $245,000 CBMLS
• 2026-02-10 Price Changed $249,000 CBMLS
• 2026-02-07 Listed $259,900 CBMLS
• 2026-02-03 Delisted — CBMLS
• 2026-01-06 Listed $259,900 CBMLS
• 1997-03-03 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $6,178 · -2.3% YoY. Source: county tax records.