4514 Nesbitt · Corpus Christi, TX 78415

$114,500

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 20 Days on market

Built 1952 7,210 sqft lot Est $139k · 17% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home situated on a spacious lot with plenty of outdoor space to enjoy. This property features central HVAC, a recently replaced roof, and a functional layout filled with potential. The large yard offers endless possibilities for entertaining, gardening, or simply enjoying the extra space. Whether you’re looking for a starter home, investment opportunity, or a property to make your own over time, this home is full of potential and value. Conveniently located and ready for its next owner!

Key facts

• Central hvac
• Large yard
• Outdoor space

Tags

• CENTRAL HVAC
• RECENTLY REPLACED ROOF
• LARGE YARD
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Wood siding exterior; Pillar/post/pier foundation; Shingle roof
• Construction: Built with wood siding
• Exterior features: Covered patio; Patio; Chain link fencing; Subdivided lot

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No notable built-in interior features listed
• 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 $114k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+2.3%/yr); 417 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $792 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 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,782 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $138,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4705 Kendall Dr	0.25mi	3/1.0 (+1)	1,036 (+2%)	0mo	$155,000	$150	79
4721 Nesbitt Dr	0.27mi	3/1.0 (+1)	1,088 (+8%)	2mo	$149,000	$137	68
4309 Nicholson St	0.22mi	3/2.0 (+1)	1,059 (+5%)	10mo	$90,000	$85	65
4718 Queen Dr	0.30mi	2/1.0	1,133 (+12%)	2mo	$89,900	$79	64
4505 Moravian Dr	0.59mi	3/1.0 (+1)	1,000 (-1%)	6mo	$160,000	$160	60
4822 Dodd Dr	0.63mi	2/1.0	938 (-7%)	1mo	$139,500	$149	58
4122 Christie St	0.62mi	2/1.0	1,100 (+9%)	3mo	$59,000	$54	54
3321 Houston St	0.56mi	3/1.0 (+1)	1,088 (+8%)	9mo	$167,500	$154	49
4922 Gabriel Dr	0.61mi	3/1.5 (+1)	1,083 (+7%)	5mo	$99,950	$92	49
1512 Ormond Dr	0.75mi	2/1.0	1,113 (+10%)	2mo	$140,000	$126	47
1530 Wynwood Dr	0.66mi	3/1.0 (+1)	912 (-10%)	2mo	$145,000	$159	46
4849 Easter Dr	0.62mi	2/1.0	885 (-12%)	6mo	$79,900	$90	45

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,981
• Equity at exit: $17,072

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $8,604
• Equity at exit: $9,900

Cash invested: $32,060 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$600
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $211

Break-even live

Break-even rent $1,104

Max offer price $114,500

Occupancy floor 80%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	44d	1	0.26mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	44d	1	0.29mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	14d	1	0.42mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	44d	1	0.43mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	44d	1	0.50mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	0.69mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	44d	1	0.78mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	14d	1	0.79mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	0.85mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	44d	1	0.90mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	44d	1	0.96mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	1.00mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	44d	1	1.00mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	1.01mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	14d	1	1.04mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	44d	1	1.05mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	14d	1	1.10mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	1.14mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	1.16mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	44d	1	1.16mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	21d	1	1.17mi
238 Watson St Unit B Corpus Christi, TX	1.0	1.0	1411	$800	$0.57	44d	1	1.18mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	21d	1	1.20mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	1.27mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	14d	1	1.37mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	14d	1	1.42mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	44d	1	1.44mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	1.44mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $114,500 Active 20 DOM
2. 2026-06-17
   days on market $114,500 Active 19 DOM
3. 2026-06-16
   days on market $114,500 Active 18 DOM
4. 2026-06-15
   days on market $114,500 Active 17 DOM
5. 2026-06-14
   days on market $114,500 Active 15 DOM
6. 2026-06-10
   days on market $114,500 Active 12 DOM
7. 2026-06-09
   days on market $114,500 Active 11 DOM
8. 2026-06-08
   days on market $114,500 Active 10 DOM
9. 2026-06-07
   days on market $114,500 Active 9 DOM
10. 2026-06-05
    days on market $114,500 Active 6 DOM
11. 2026-06-03
    days on market $114,500 Active 5 DOM
12. 2026-06-02
    days on market $114,500 Active 4 DOM
13. 2026-06-01
    days on market $114,500 Active 3 DOM
14. 2026-05-31
    days on market $114,500 Active 2 DOM
15. 2026-05-30
    remarks 518-char remark
16. 2026-05-30
    listed $114,500 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: $2,688 · $224/mo
• Projected year-2 tax: $2,688 · $224/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 · 26 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: $16,452
• − Mortgage interest: −$6,414
• − Property taxes: −$2,688
• − Insurance: −$572
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,331
• Taxable income: $814
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,336/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

1 event — show timeline

• 2026-05-29 Listed $114,500 CBMLS

Property tax history

+5.2%/yr

Latest (2025): $2,688 · +4.1% YoY. Source: county tax records.