3021 Carver Dr · Corpus Christi, TX 78405

$69,900

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 34 Days on market

Built 1963 5,144 sqft lot $102/sqft · 20% below area Est $87k · 20% under

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Why this score? — see what drove the B 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.5/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Perfect investment property - this listing includes not one but TWO lots - 3021 and 3017 Carver Drive – large secondary lot next to the home with room to build or expand to your liking, with a total of approximately . 23 acres of land space. 2 bedrooms, and 1 bathroom with a covered carport for additional parking. Call to schedule your showing today.

Key facts

• Two lots
• Large secondary lot
• 5,144 sq ft lot

Tags

• TWO LOTS
• LARGE SECONDARY LOT

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Shingle roof; Pillar/post/pier foundation
• Construction: Wood siding construction; Built as a single-story
• Exterior features: Wood fencing; Interior lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other interior features
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 74 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($483 loan paydown + $993 appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1963 — 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: 1.25% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (median comp): $87,382
• List price: $69,900
• Delta: -20.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2622 Dunbar St	0.30mi	2/1.0	672 (-2%)	1mo	$88,000	$131	81
3621 Cub St	0.22mi	2/1.0	667 (-3%)	15mo	$60,000	$90	72
2750 Nogales St	0.16mi	2/1.0	660 (-4%)	19mo	$109,900	$167	70
3237 Eisenhower St	0.37mi	2/1.0	611 (-11%)	4mo	$65,000	$106	61
641 Cheyenne St	0.38mi	1/1.0 (-1)	720 (+5%)	13mo	$64,900	$90	59
3746 Macarthur St	0.63mi	2/1.0	684 (-1%)	20mo	$55,000	$80	53
2818 Blake St	0.26mi	2/1.0	784 (+14%)	19mo	$89,900	$115	49
2534 Tarlton St	0.36mi	2/1.0	595 (-14%)	14mo	$60,000	$101	49
1130 Verbena St	0.70mi	2/1.0	616 (-10%)	11mo	$55,000	$89	41
1212 Espinoza St	0.62mi	2/1.0	612 (-11%)	20mo	$49,900	$82	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.69×
• Total profit: $13,408
• Equity at exit: $25,405

10-year hold

• IRR: 16.4%
• Equity multiple: 3.07×
• Total profit: $40,439
• Equity at exit: $34,988

Cash invested: $19,572 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 74
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $873 high
• Mortgage (P&I): −$367
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $167

Break-even live

Break-even rent $662

Max offer price $69,900

Occupancy floor 76%

Sensitivity live

Price	-10% $206	-5% $186	+0% $167	+5% $147	+10% $127
Rent	-10% $98	-5% $132	+0% $167	+5% $201	+10% $236
Rate	-1.0pp $202	-0.5pp $184	base $167	+0.5pp $149	+1.0pp $130

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	44d	1	0.21mi
637 Mohawk St Unit MA4 Corpus Christi, TX	1.0	1.0	500	$630	$1.26	44d	1	0.42mi
510 Cheyenne St Corpus Christi, TX	1.0	1.0	420	$699	$1.66	44d	1	0.62mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	14d	6	0.89mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	44d	1	0.90mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$828	$1.93	44d	3	1.12mi
4702 Old Brownsville Rd Corpus Christi, TX	1.0	1.0	700	$764	$1.09	44d	1	1.25mi
1808 Morgan Ave Corpus Christi, TX	1.0	1.0	667	$975	$1.46	44d	1	1.28mi
1802 Morgan Ave Unit 1804 Corpus Christi, TX	1.0	1.0	667	$695	$1.04	44d	1	1.29mi
801 18th St Corpus Christi, TX	1.0	1.0	600	$895	$1.49	22d	1	1.33mi

Listing history 26 events

1. 2026-06-18
   days on market $69,900 Active 34 DOM
2. 2026-06-17
   days on market $69,900 Active 33 DOM
3. 2026-06-16
   days on market $69,900 Active 32 DOM
4. 2026-06-15
   days on market $69,900 Active 31 DOM
5. 2026-06-14
   days on market $69,900 Active 29 DOM
6. 2026-06-10
   days on market $69,900 Active 26 DOM
7. 2026-06-09
   days on market $69,900 Active 25 DOM
8. 2026-06-08
   days on market $69,900 Active 24 DOM
9. 2026-06-07
   days on market $69,900 Active 23 DOM
10. 2026-06-05
    days on market $69,900 Active 20 DOM
11. 2026-06-03
    days on market $69,900 Active 19 DOM
12. 2026-06-02
    pricedays on market $69,900 Active 18 DOM
13. 2026-06-01
    days on market $75,000 Active 17 DOM
14. 2026-05-31
    days on market $75,000 Active 16 DOM
15. 2026-05-30
    days on market $75,000 Active 15 DOM
16. 2026-05-15
    listed $75,000 Active 358-char remark
17. 2025-05-31
    historical
18. 2024-11-05
    listed $80,000 Active
19. 2023-10-12
    listed $42,000 Active
20. 2022-02-11
    historical
21. 2022-01-24
    status Pending
22. 2022-01-20
    historical Active Under Contract
23. 2022-01-07
    listed $42,000 Active
24. 2021-04-28
    historical
25. 2020-12-04
    status Pending
26. 2020-11-28
    listed $25,000 Active

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,525 · $127/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $10,472
• − Mortgage interest: −$3,915
• − Property taxes: −$1,525
• − Insurance: −$350
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,033
• Taxable income: $973
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $1,766/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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• Rent YoY: —
• 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

+179.6% since first listed

12 events — show timeline

• 2026-06-01 Price Changed $69,900 CBMLS
• 2026-05-15 Listed $75,000 CBMLS
• 2025-05-31 Listing Removed — NTREIS
• 2024-11-05 Listed $80,000 NTREIS
• 2023-10-12 Listed $42,000 CBMLS
• 2022-02-11 Delisted — CBMLS
• 2022-01-24 Pending — CBMLS
• 2022-01-20 Contingent — CBMLS
• 2022-01-07 Listed $42,000 CBMLS
• 2021-04-28 Delisted — CBMLS
• 2020-12-04 Pending — CBMLS
• 2020-11-28 Listed $25,000 CBMLS

Property tax history

+3.4%/yr

Latest (2025): $1,525 · +0.1% YoY. Source: county tax records.