7202 Mansions Dr Unit E3 · Corpus Christi, TX 78414

$118,000

2 bd · 2.0 ba · 1,057 sqft · Townhouse · 48 Days on market

Built 1983 Average condition 3,825 sqft lot $112/sqft · 15% below area Est $139k · 15% under $319/mo HOA · 20% of rent

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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 +20.6/30.0
• ARV discount +14.3/15.0
• 1% rule +8.9/10.0
• DSCR +6.5/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! Wow, OWN this 2 BR 2 Bath townhome for the price of rent! Payments under $1,000 including HOA. * Spacious living area, sep dining rm, split bedrooms with full baths. Ready for move-in. Includes refrigerator, dwasher, stove, washer & dryer. No more community laundry rooms! Homeowner fee covers water, sewer, trash & grounds, exterior maintenance.

Key facts

• Corner unit
• Tile flooring
• Assigned parking

Tags

• CORNER UNIT
• MODERN OPEN-CONCEPT FLOOR PLAN
• WOOD-BURNING FIREPLACE
• BREAKFAST BAR
• TILE FLOORING
• ASSIGNED PARKING

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $319; HOA fee includes insurance, structural maintenance, trash, and water

Exterior

• Parking: Assigned parking for 2 vehicles; Asphalt and concrete surfaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: 2-story property; Shingle roof; HardiPlank exterior; Slab foundation
• Construction: HardiPlank siding; Shingle roof; Slab foundation; Built with two stories
• Exterior features: Corner lot; Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Range hood
• Bedrooms: Primary downstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Primary bedroom located downstairs; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $118k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 rising (+1.9%/yr); 610 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $816 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 48 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago 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

• 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 $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.39% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 6.0

CMA / ARV

• ARV (median comp): $139,018
• List price: $118,000
• Delta: -15.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7202 Mansions Dr Unit I4	0.00mi	2/2.0	1,057 (0%)	1mo	$134,990	$128	99
7252 Mansions Dr. Unit P-2	0.13mi	2/2.0	1,057 (0%)	9mo	$135,900	$129	87
7252 The Mansions Dr Unit D3	0.18mi	2/2.0	1,057 (0%)	13mo	$173,000	$164	81
6834 Sandra Ln #105	0.49mi	2/2.0	1,061 (+0%)	15mo	$165,500	$156	64
3014 Quail Springs #d5	0.21mi	1/1.5 (-1)	970 (-8%)	12mo	$145,000	$149	60
7122 Premont Dr Unit B201	0.35mi	2/2.0	985 (-7%)	22mo	$113,000	$115	54

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-10,608
• Equity at exit: $17,594

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,373
• Equity at exit: $10,202

Cash invested: $33,040 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 610
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$319
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $157

Break-even live

Break-even rent $1,436

Max offer price $118,000

Occupancy floor 85%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7202 Mansions Dr Unit J3 1 Corpus Christi, TX	2.0	2.0	1057	$1,695	$1.60	44d	1	0.03mi
7252 Mansions Dr Unit D3 Corpus Christi, TX	2.0	2.0	1057	$1,600	$1.51	44d	1	0.10mi
7252 Mansions Dr Corpus Christi, TX	2.0	2.0	1200	$1,500	$1.25	44d	1	0.11mi
7252 The Mansions Dr Unit H2 Corpus Christi, TX	3.0	2.0	1479	$1,850	$1.25	44d	1	0.16mi
7252 The Mansions Dr Unit G4 Corpus Christi, TX	2.0	2.0	1200	$1,450	$1.21	14d	1	0.16mi
2805 Summer Ridge Dr Corpus Christi, TX	3.0	2.0	1420	$1,800	$1.27	44d	1	0.34mi
6901 Saratoga Blvd Corpus Christi, TX	1.0	1.0	856	$1,209	$1.41	14d	1	0.37mi
3310 Rodd Field Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	847	$1,629	$1.92	14d	35	0.54mi
2842 Quebec Dr Corpus Christi, TX	3.0	2.0	1453	$2,200	$1.51	44d	1	0.59mi
2706 Grace Cir Unit B Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	21d	1	0.60mi
7510 Wooldridge Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1148	$1,830	$1.59	44d	1	0.67mi
2921 Airline Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	982	$1,664	$1.69	44d	1	0.69mi
7001 Lipes Blvd Apt 308 Corpus Christi, TX	3.0	2.0	1350	$1,450	$1.07	14d	1	0.98mi
7001 Lipes Blvd Unit 2211 Corpus Christi, TX	1.0	1.0	900	$1,000	$1.11	44d	1	0.98mi
7001 Lipes Blvd Apt 507 Corpus Christi, TX	2.0	2.0	1040	$1,200	$1.15	44d	1	0.98mi
2333 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1273	$1,950	$1.53	44d	1	0.99mi
3009 Las Brisas St Corpus Christi, TX	3.0	2.0	1487	$2,000	$1.34	14d	1	1.00mi
7001 Lipes Blvd Unit 1009 Corpus Christi, TX	2.0	2.0	1040	$1,000	$0.96	44d	1	1.04mi
6606 Riding Wind Dr Corpus Christi, TX	3.0	2.0	1325	$1,950	$1.47	44d	1	1.11mi
6617 Meadowbreeze Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,800	$1.40	44d	1	1.12mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,516	$1.58	21d	27	1.13mi
7430 Cessna Dr Corpus Christi, TX	3.0	2.0	1370	$2,000	$1.46	44d	1	1.14mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,534	$1.59	14d	27	1.14mi
6685 Lipes Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	1140	$1,804	$1.58	14d	1	1.30mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	44d	1	1.30mi
6145 Ortiz Dr Corpus Christi, TX	3.0	2.0	1376	$1,950	$1.42	21d	1	1.33mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	14d	1	1.35mi
6501 Lipes Blvd Unit 311 Corpus Christi, TX	3.0	2.0	1360	$1,500	$1.10	44d	1	1.35mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	21d	1	1.37mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	21d	5	1.39mi
8033 Cormorant Dr Corpus Christi, TX	3.0	2.0	1199	$2,100	$1.75	14d	1	1.39mi
3701 Cimarron Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	992	$1,309	$1.32	14d	19	1.42mi
2230 Spoonbill Dr Corpus Christi, TX	3.0	2.0	1364	$2,000	$1.47	44d	1	1.44mi
3942 Cimarron Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	869	$1,780	$2.05	14d	26	1.48mi

HOA detail

• Monthly dues: $319 · $3,828/yr
• Likely covers: watersewertrashlandscapingexterior maint.

Listing history 21 events

1. 2026-06-18
   days on market $118,000 Active 48 DOM
2. 2026-06-17
   days on market $118,000 Active 47 DOM
3. 2026-06-16
   days on market $118,000 Active 46 DOM
4. 2026-06-15
   days on market $118,000 Active 45 DOM
5. 2026-06-14
   days on market $118,000 Active 43 DOM
6. 2026-06-10
   days on market $118,000 Active 40 DOM
7. 2026-06-09
   days on market $118,000 Active 39 DOM
8. 2026-06-08
   days on market $118,000 Active 38 DOM
9. 2026-06-07
   days on market $118,000 Active 37 DOM
10. 2026-06-05
    days on market $118,000 Active 34 DOM
11. 2026-06-03
    days on market $118,000 Active 33 DOM
12. 2026-06-02
    days on market $118,000 Active 32 DOM
13. 2026-06-01
    days on market $118,000 Active 31 DOM
14. 2026-05-31
    days on market $118,000 Active 30 DOM
15. 2026-05-30
    days on market $118,000 Active 29 DOM
16. 2026-05-01
    listed $123,000 Active 1463-char remark
17. 2008-02-27
    soldstatus

    Show marketing remark (374 chars)

    PRICE REDUCED! Wow, OWN this 2 BR 2 Bath townhome for the price of rent! Payments under $1,000 including HOA. * Spacious living area, sep dining rm, split bedrooms with full baths. Ready for move-in. Includes refrigerator, dwasher, stove, washer & dryer. No more community laundry rooms! Homeowner fee covers water, sewer, trash & grounds, exterior maintenance.

18. 2007-09-16
    listed $76,900

    Show marketing remark (374 chars)

    PRICE REDUCED! Wow, OWN this 2 BR 2 Bath townhome for the price of rent! Payments under $1,000 including HOA. * Spacious living area, sep dining rm, split bedrooms with full baths. Ready for move-in. Includes refrigerator, dwasher, stove, washer & dryer. No more community laundry rooms! Homeowner fee covers water, sewer, trash & grounds, exterior maintenance.

19. 2007-07-24
    listed $79,900
20. 2003-05-29
    soldstatus
21. 2002-11-27
    listed $58,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,622
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − HOA: −$3,828
• − Depreciation: −$3,433
• Taxable income: $252
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,827/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This charming townhome offers a good starting point for a cosmetic renovation, with potential for significant value increase through updates.

Repairs flagged

• Minor paint — paint appears worn
• Minor flooring — some wear

Value-add opportunities

• Both paint job — enhances curb appeal and interior
• Both new flooring — improves durability and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears worn	Minor	$500–3,000
flooring · some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint job — enhances curb appeal and interior ↑
• Both new flooring — improves durability and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 54,263
• Household income: $98,771
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1167.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 33% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 46% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 24% Other Indo-European 2% Chinese 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: ▼ -40.16%
• Current HPI: 182.3229
• Rent YoY: ▲ 1.94%
• 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

+100.3% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $118,000 CBMLS
• 2026-05-01 Listed $123,000 CBMLS
• 2008-02-27 Sold (MLS) — CBMLS
• 2007-09-16 Listed $76,900 CBMLS
• 2007-07-24 Listed $79,900 CBMLS
• 2003-05-29 Sold (MLS) — CBMLS
• 2002-11-27 Listed $58,900 CBMLS