4722 Bonner Dr · Corpus Christi, TX 78411

$174,500

3 bd · 3.0 ba · 1,804 sqft · Townhouse · 23 Days on market

Built 1974 Average condition 4,182 sqft lot Est $224k · 22% under $375/mo HOA · 20% of rent

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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 +11.1/30.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're looking for your next home or an investment opportunity, this townhome offers space, flexibility, and prime location all in one! This home features 2 bedrooms, 3 full baths, plus 2 bonus rooms that can easily serve as additional bedrooms, home offices, a playroom, gym, hobby room, or guest space. The upstairs layout provides privacy with both bedrooms located on the top floor, while the downstairs bonus rooms offer endless possibilities to fit your needs. As a desirable corner unit, enjoy added privacy and natural light. Conveniently located near shopping, restaurants, schools, and everyday amenities, this townhome offers comfort, convenience, and versatility all in one. Don&

Key facts

• Bonus rooms
• Natural light
• Corner unit

Tags

• CORNER UNIT
• BONUS ROOMS
• NATURAL LIGHT

Property features AI

Finance

• Other: Private pool
• HOA & community: Homeowners association with $375 monthly fee; Association fee includes insurance, grounds maintenance, and structure maintenance; Community pool

Exterior

• Parking: Attached garage; Rear/side/off-street parking; 2 covered garage spaces
• Utilities: Public water; Public sewer; Utilities available
• Home design: Two-story home; Stucco exterior; Slab foundation; Shingle roof; Corner lot
• Construction: Built with stucco; Shingle roof; Slab foundation; 2 stories
• Exterior features: Rain gutters; Open patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator
• Bedrooms: Bedrooms located on multiple levels
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Home office; Fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $174k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $164k (5.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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); Carroll H S (math 33% / reading 29%, grade F, #1,077 of 1,632 statewide, top 66%, 1,851 students, 68% FRL).
• Zoned-school proficiency averages 53% at this address vs 33% district-wide (+20 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 rising fast (+7.9%/yr); 147 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 40% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,397 (5.8% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.10% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $223,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5418 Stonegate Way	0.10mi	2/2.0 (-1)	1,608 (-11%)	10mo	$199,000	$124	60

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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.54×
• Total profit: $-22,546
• Equity at exit: $26,019

10-year hold

• IRR: 4.5%
• Equity multiple: 1.42×
• Total profit: $20,750
• Equity at exit: $15,088

Cash invested: $48,860 (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 78411

• Rents YoY: 7.9%
• Active inventory: 147
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$375
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-70

Break-even live

Break-even rent $2,001

Max offer price $164,397

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-10	+0% $-70	+5% $-130	+10% $-190
Rent	-10% $-221	-5% $-145	+0% $-70	+5% $6	+10% $81
Rate	-1.0pp $18	-0.5pp $-25	base $-70	+0.5pp $-115	+1.0pp $-161

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	15d	1	0.41mi
4717 S Shea Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,695	$1.32	46d	1	0.53mi
5025 Romford Dr Corpus Christi, TX	4.0	3.5	2471	$3,195	$1.29	15d	1	0.61mi
4406 Donegal Dr Corpus Christi, TX	3.0	2.0	1338	$1,800	$1.35	15d	1	0.71mi
4438 Donegal Dr Corpus Christi, TX	3.0	2.0	1628	$1,900	$1.17	15d	1	0.72mi
4610 Donegal Dr Corpus Christi, TX	4.0	2.0	2162	$2,150	$0.99	15d	1	0.74mi
4937 Holmes Dr Corpus Christi, TX	4.0	2.5	2442	$2,595	$1.06	15d	1	0.78mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	45d	1	0.88mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	15d	1	0.88mi
4817 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	23d	1	0.89mi
5122 Moultrie Dr Corpus Christi, TX	4.0	2.0	2303	$2,620	$1.14	15d	1	0.90mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	15d	1	0.90mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	23d	1	0.91mi
4813 Lavaca Dr Unit 2 Corpus Christi, TX	2.0	1.0	1746	$1,095	$0.63	45d	1	0.91mi
4813 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	23d	1	0.91mi
4809 Lavaca Dr #1 Corpus Christi, TX	2.0	1.0	2072	$1,300	$0.63	23d	1	0.92mi
4114 Cork Dr Corpus Christi, TX	3.0	2.0	1296	$1,595	$1.23	15d	1	0.95mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	23d	1	1.09mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	45d	1	1.10mi
97 Lake Shore Dr Corpus Christi, TX	3.0	2.5	2030	$1,895	$0.93	45d	1	1.16mi
1066 Burkshire Dr Corpus Christi, TX	3.0	2.0	2063	$1,900	$0.92	46d	1	1.18mi
3729 La Paz Dr Unit 3729 Corpus Christi, TX	2.0	1.0	1813	$1,350	$0.74	45d	1	1.22mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	15d	1	1.23mi
4009 Donaho Dr Corpus Christi, TX	3.0	2.0	2187	$2,400	$1.10	45d	1	1.24mi
5026 Meandering Ln Unit A Corpus Christi, TX	2.0	2.0	1981	$1,295	$0.65	45d	1	1.40mi
5430 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.5	1050	$1,764	$1.68	45d	45	1.43mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	45d	1	1.45mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	15d	1	1.47mi
5133 Middlecoff Cir Unit B Corpus Christi, TX	3.0	2.5	1360	$1,650	$1.21	45d	1	1.48mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	15d	1	1.49mi

HOA detail

• Monthly dues: $375 · $4,500/yr
• Likely covers: gym

Listing history 16 events

1. 2026-06-21
   days on market $174,500 Active 23 DOM
2. 2026-06-18
   days on market $174,500 Active 20 DOM
3. 2026-06-17
   days on market $174,500 Active 19 DOM
4. 2026-06-16
   days on market $174,500 Active 18 DOM
5. 2026-06-15
   days on market $174,500 Active 17 DOM
6. 2026-06-14
   days on market $174,500 Active 15 DOM
7. 2026-06-10
   days on market $174,500 Active 12 DOM
8. 2026-06-09
   days on market $174,500 Active 11 DOM
9. 2026-06-08
   days on market $174,500 Active 10 DOM
10. 2026-06-07
    days on market $174,500 Active 9 DOM
11. 2026-06-05
    days on market $174,500 Active 6 DOM
12. 2026-06-03
    days on market $174,500 Active 5 DOM
13. 2026-06-02
    days on market $174,500 Active 4 DOM
14. 2026-06-01
    days on market $174,500 Active 3 DOM
15. 2026-05-31
    days on market $174,500 Active 2 DOM
16. 2026-05-29
    listed $174,500 Active

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

Taxation est. · year 1

• Rental income: $22,954
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$4,500
• − Depreciation: −$5,076
• Taxable loss: −$3,560
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $17/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 Moderate rehab

This townhome presents as a moderate rehab project with average condition. It offers space, flexibility, and prime location, but improvements in paint and landscaping would significantly enhance its resale and rental value.

Repairs flagged

• Minor landscaping — some dead plants need trimming
• Minor paint — neutral paint could be refreshed

Value-add opportunities

• Both painting — refreshing the neutral paint would improve curb appeal and interior aesthetics
• Both landscaping — trimming dead plants and adding some greenery would enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · some dead plants need trimming	Minor	$500–3,000
paint · neutral paint could be refreshed	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — refreshing the neutral paint would improve curb appeal and interior aesthetics ↑
• Both landscaping — trimming dead plants and adding some greenery would enhance curb appeal and attract potential buyers ↑

ⓘ 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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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: Majority Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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 $174,500 CBMLS