6317 Sault Dr · Corpus Christi, TX 78414

$289,000

4 bd · 2.0 ba · 3,013 sqft · SingleFamily public records · 76 Days on market

Built 1982 7,980 sqft lot $96/sqft · 15% below area Est $341k · 15% under ↓ 12% 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 +14.4/15.0
• Cash flow +7.9/30.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a quiet cul-de-sac in much desired Southside area, this charming two-story home offers the blend of comfort, convenience, and space. Featuring four bedrooms and two full bathrooms, this home has primary suite located downstairs along with two other bedrooms. This layout includes generous living areas, ideal for both relaxing and entertaining, while the large room upstairs would be ideal for a separate great room/loft, office or additional bedroom. Kitchen updates, appliances, refrigerator conveys. Laundry room is downstairs in separate closet. This home is very spacious, located just minutes from hospitals, restaurants, shopping, and everyday conveniences, places you right where you want to be. Whether you're commuting, dining out, or running errands, everything is within easy reach. Step out covered back to covered patio, very relaxing, private area, wonderful for gatherings. This home awaits you.

Key facts

• Primary suite
• Kitchen updates
• Covered patio

Tags

• CUL-DE-SAC
• PRIMARY SUITE
• KITCHEN UPDATES
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (15.4% below list).
• Recommended offer: $235k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $9k 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 76 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

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 $235,168 (18.6% 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 76 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

• ARV (median comp): $340,913
• List price: $289,000
• Delta: -15.23%
• 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
6006 Raven Hl	0.34mi	3/2.5 (-1)	3,129 (+4%)	9mo	$465,000	$149	63
5917 Raven Hl	0.46mi	4/3.5	2,936 (-3%)	13mo	$495,000	$169	58
2505 Fulton Dr	0.18mi	4/3.0	2,647 (-12%)	13mo	$315,000	$119	56
2802 Chapel View Dr	0.40mi	4/2.5	2,652 (-12%)	7mo	$470,000	$177	54
5905 Raven Hill Rd	0.51mi	4/2.5	2,689 (-11%)	4mo	$479,900	$178	53
2817 Chapel View Dr	0.47mi	3/2.5 (-1)	2,664 (-12%)	13mo	$449,900	$169	41

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: -25.2%
• Equity multiple: 0.15×
• Total profit: $-68,637
• Equity at exit: $43,091

10-year hold

• IRR: -25.1%
• Equity multiple: -0.17×
• Total profit: $-94,381
• Equity at exit: $24,987

Cash invested: $80,920 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 610
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$601 /mo · $7,216/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-305

Break-even live

Break-even rent $2,832

Max offer price $235,168

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 Cricket Hollow St Corpus Christi, TX	4.0	2.5	2295	$2,600	$1.13	13d	1	0.39mi
3114 Paris Dr Corpus Christi, TX	4.0	2.0	2317	$2,300	$0.99	43d	1	0.80mi
6530 Ample Arbor Ct Corpus Christi, TX	3.0	2.5	2256	$2,400	$1.06	43d	1	0.83mi
6010 Suffolk Dr Corpus Christi, TX	4.0	3.0	2135	$2,195	$1.03	43d	1	0.91mi
6733 Durham Dr Corpus Christi, TX	3.0	2.0	2106	$2,195	$1.04	43d	1	0.93mi
2618 Reveille Corpus Christi, TX	3.0	2.0	2117	$2,295	$1.08	13d	1	1.15mi
6733 Old Square Dr Corpus Christi, TX	4.0	2.0	2190	$2,550	$1.16	43d	1	1.35mi
2425 Mystic Star Dr Corpus Christi, TX	4.0	2.5	2484	$2,225	$0.90	13d	1	1.38mi
3205 Turkey Springs Dr Corpus Christi, TX	4.0	2.5	2346	$2,495	$1.06	21d	1	1.43mi
7617 Diamond Dr Corpus Christi, TX	4.0	3.0	2312	$2,795	$1.21	13d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $289,000 Active 76 DOM
2. 2026-06-17
   days on market $289,000 Active 75 DOM
3. 2026-06-16
   days on market $289,000 Active 74 DOM
4. 2026-06-15
   days on market $289,000 Active 73 DOM
5. 2026-06-14
   days on market $289,000 Active 71 DOM
6. 2026-06-10
   days on market $289,000 Active 68 DOM
7. 2026-06-09
   days on market $289,000 Active 67 DOM
8. 2026-06-08
   days on market $289,000 Active 66 DOM
9. 2026-06-07
   days on market $289,000 Active 65 DOM
10. 2026-06-05
    days on market $289,000 Active 62 DOM
11. 2026-06-03
    days on market $289,000 Active 61 DOM
12. 2026-06-02
    days on market $289,000 Active 60 DOM
13. 2026-06-01
    days on market $289,000 Active 59 DOM
14. 2026-05-31
    days on market $289,000 Active 58 DOM
15. 2026-05-30
    days on market $289,000 Active 57 DOM
16. 2026-04-27
    price $299,000 922-char remark

    Show marketing remark (922 chars)

    Nestled on a quiet cul-de-sac in much desired Southside area, this charming two-story home offers the blend of comfort, convenience, and space. Featuring four bedrooms and two full bathrooms, this home has primary suite located downstairs along with two other bedrooms. This layout includes generous living areas, ideal for both relaxing and entertaining, while the large room upstairs would be ideal for a separate great room/loft, office or additional bedroom. Kitchen updates, appliances, refrigerator conveys. Laundry room is downstairs in separate closet. This home is very spacious, located just minutes from hospitals, restaurants, shopping, and everyday conveniences, places you right where you want to be. Whether you're commuting, dining out, or running errands, everything is within easy reach. Step out covered back to covered patio, very relaxing, private area, wonderful for gatherings. This home awaits you.

17. 2026-04-23
    price $309,000 922-char remark

    Show marketing remark (922 chars)

    Nestled on a quiet cul-de-sac in much desired Southside area, this charming two-story home offers the blend of comfort, convenience, and space. Featuring four bedrooms and two full bathrooms, this home has primary suite located downstairs along with two other bedrooms. This layout includes generous living areas, ideal for both relaxing and entertaining, while the large room upstairs would be ideal for a separate great room/loft, office or additional bedroom. Kitchen updates, appliances, refrigerator conveys. Laundry room is downstairs in separate closet. This home is very spacious, located just minutes from hospitals, restaurants, shopping, and everyday conveniences, places you right where you want to be. Whether you're commuting, dining out, or running errands, everything is within easy reach. Step out covered back to covered patio, very relaxing, private area, wonderful for gatherings. This home awaits you.

18. 2026-04-03
    listed $339,000 Active 922-char remark

    Show marketing remark (922 chars)

    Nestled on a quiet cul-de-sac in much desired Southside area, this charming two-story home offers the blend of comfort, convenience, and space. Featuring four bedrooms and two full bathrooms, this home has primary suite located downstairs along with two other bedrooms. This layout includes generous living areas, ideal for both relaxing and entertaining, while the large room upstairs would be ideal for a separate great room/loft, office or additional bedroom. Kitchen updates, appliances, refrigerator conveys. Laundry room is downstairs in separate closet. This home is very spacious, located just minutes from hospitals, restaurants, shopping, and everyday conveniences, places you right where you want to be. Whether you're commuting, dining out, or running errands, everything is within easy reach. Step out covered back to covered patio, very relaxing, private area, wonderful for gatherings. This home awaits you.

ⓘ 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: $7,216 · $601/mo
• Projected year-2 tax: $7,216 · $601/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $29,356
• − Mortgage interest: −$16,188
• − Property taxes: −$7,216
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$8,407
• Taxable loss: −$8,598
• Est. tax savings @ 24.0%: +$2,064
• After-tax cash flow: $-1,593/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): 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

-11.8% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $299,000 CBMLS
• 2026-04-23 Price Changed $309,000 CBMLS
• 2026-04-03 Listed $339,000 CBMLS

Property tax history

+3.7%/yr

Latest (2025): $7,216 · +12.0% YoY. Source: county tax records.