3938 Surfside Blvd #3124 · Corpus Christi, TX 78402

$70,000

1 bd · 1.0 ba · 420 sqft · Condo · 338 Days on market

Built 1981 Good condition $167/sqft · 39% below area Est $114k · 39% under $575/mo HOA · 48% 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
• 1% rule +10.0/10.0
• Cash flow +6.5/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Get the full experience of beach living in this vibrant, beautifully and tastefully furnished beach condo. Enjoy the relaxing and perfect blend of comfort and convenience. The condo is fully furnished and ready for short or long-term rentals to generate vacation rental income. The kitchen has wood cabinets, granite counter tops and is equipped with a range/oven, refrigerator, and microwave. This condo also has bunk beds for extra sleeping space. The complex includes two swimming pools, outdoor sitting areas with BBQ pits, outdoor cabana areas, and direct access to the beach. Another bonus is all the tourist attractions nearby, such as the Texas State Aquarium, USS Lexington, Hurricane Alley Waterpark, and several great seafood restaurants for your dining pleasure. Whether you are looking for a full-time residence or a good investment property, look no further. .. Come check out this gem on the beach.

Key facts

• Bunk beds
• Two swimming pools
• Granite counter tops

Tags

• FULLY FURNISHED
• GRANITE COUNTER TOPS
• BUNK BEDS
• TWO SWIMMING POOLS
• OUTDOOR SITTING AREAS
• BBQ PITS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (24.5% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $53k (24.5% below list) — sets the bar for cash-flow.

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); Roy Miller H S And Metro School of Design (math 24% / reading 32%, grade F, #1,170 of 1,632 statewide, top 72%, 1,538 students, 88% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 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: 92 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k 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 338 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $52,858 (24.5% 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 338 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 4.26%
• Cash-on-cash: -7.25%
• DSCR: 0.68
• GRM: 4.9

CMA / ARV

• ARV (median comp): $114,247
• List price: $70,000
• Delta: -38.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3938 Surfside Blvd #3127	0.01mi	1/1.0	420 (0%)	0mo	$45,000	$107	99
3938 Surfside Blvd #3106	0.00mi	1/1.0	420 (0%)	1mo	$55,000	$131	99
3938 Surfside Blvd #2106	0.02mi	1/1.0	420 (0%)	0mo	$58,000	$138	99
3938 Surfside Blvd #2327	0.01mi	1/1.0	420 (0%)	3mo	$58,000	$138	97
3938 Surfside Blvd #3342	0.00mi	1/1.0	420 (0%)	4mo	$62,000	$148	97
3938 Surfside Blvd #3114	0.01mi	1/1.0	420 (0%)	3mo	$45,000	$107	97
3938 Surfside Blvd #1209	0.04mi	1/1.0	420 (0%)	2mo	$79,500	$189	96
3938 Surfside Blvd #1219	0.04mi	1/1.0	420 (0%)	2mo	$44,900	$107	96
3938 Surfside Blvd #1140	0.06mi	1/1.0	420 (0%)	1mo	$49,000	$117	96
3938 Surfside Blvd #1316	0.04mi	1/1.0	420 (0%)	2mo	$64,500	$154	96
3938 Surfside Blvd #3225	0.04mi	1/1.0	420 (0%)	2mo	$39,900	$95	96
3938 Surfside Blvd #3224	0.04mi	1/1.0	420 (0%)	3mo	$55,000	$131	96

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.06×
• Total profit: $-18,517
• Equity at exit: $10,437

10-year hold

• IRR: -24.3%
• Equity multiple: -0.24×
• Total profit: $-24,331
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Median asking: $76,000 ($181/sqft)
• Median days on market: 363 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +50.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78402

• Home prices YoY: -8.8%
• Active inventory: 92
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$575
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-118

Break-even live

Break-even rent $1,340

Max offer price $52,858

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-94	+0% $-118	+5% $-143	+10% $-167
Rent	-10% $-212	-5% $-165	+0% $-118	+5% $-71	+10% $-24
Rate	-1.0pp $-83	-0.5pp $-101	base $-118	+0.5pp $-137	+1.0pp $-155

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $575/mo · $6,900/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 338 DOM
2. 2026-08-07
   days on market $70,000 Active 337 DOM
3. 2026-08-06
   days on market $70,000 Active 336 DOM
4. 2026-08-05
   days on market $70,000 Active 335 DOM
5. 2026-08-04
   days on market $70,000 Active 334 DOM
6. 2026-08-03
   days on market $70,000 Active 333 DOM
7. 2026-07-31
   days on market $70,000 Active 330 DOM
8. 2026-07-29
   days on market $70,000 Active 328 DOM
9. 2026-07-27
   days on market $70,000 Active 326 DOM
10. 2026-07-25
    days on market $70,000 Active 324 DOM
11. 2026-07-23
    days on market $70,000 Active 322 DOM
12. 2026-07-22
    days on market $70,000 Active 321 DOM
13. 2026-07-21
    days on market $70,000 Active 320 DOM
14. 2026-07-18
    days on market $70,000 Active 317 DOM
15. 2026-07-16
    days on market $70,000 Active 315 DOM
16. 2026-07-16
    days on market $70,000 Active 314 DOM
17. 2026-07-14
    days on market $70,000 Active 313 DOM
18. 2026-07-13
    days on market $70,000 Active 312 DOM
19. 2026-07-12
    days on market $70,000 Active 311 DOM
20. 2026-07-11
    days on market $70,000 Active 310 DOM
21. 2026-07-10
    days on market $70,000 Active 309 DOM
22. 2026-07-09
    days on market $70,000 Active 308 DOM
23. 2026-07-08
    days on market $70,000 Active 307 DOM
24. 2026-07-07
    days on market $70,000 Active 306 DOM
25. 2026-07-06
    days on market $70,000 Active 305 DOM
26. 2026-07-05
    days on market $70,000 Active 304 DOM
27. 2026-07-04
    days on market $70,000 Active 303 DOM
28. 2026-07-03
    days on market $70,000 Active 302 DOM
29. 2026-07-02
    days on market $70,000 Active 301 DOM
30. 2026-07-01
    days on market $70,000 Active 300 DOM
31. 2026-06-30
    days on market $70,000 Active 299 DOM
32. 2026-06-29
    days on market $70,000 Active 298 DOM
33. 2026-06-28
    days on market $70,000 Active 297 DOM
34. 2026-06-28
    days on market $70,000 Active 296 DOM
35. 2026-06-27
    days on market $70,000 Active 295 DOM
36. 2026-06-25
    days on market $70,000 Active 293 DOM
37. 2026-06-23
    days on market $70,000 Active 291 DOM
38. 2026-06-21
    days on market $70,000 Active 290 DOM
39. 2026-06-18
    days on market $70,000 Active 287 DOM
40. 2026-06-17
    days on market $70,000 Active 286 DOM
41. 2026-06-16
    days on market $70,000 Active 285 DOM
42. 2026-06-15
    days on market $70,000 Active 284 DOM
43. 2026-06-14
    days on market $70,000 Active 282 DOM
44. 2026-06-10
    days on market $70,000 Active 279 DOM
45. 2026-06-09
    days on market $70,000 Active 278 DOM
46. 2026-06-08
    days on market $70,000 Active 277 DOM
47. 2026-06-07
    days on market $70,000 Active 276 DOM
48. 2026-06-05
    days on market $70,000 Active 273 DOM
49. 2026-06-03
    days on market $70,000 Active 272 DOM
50. 2026-06-02
    days on market $70,000 Active 271 DOM

ⓘ 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: $14,283
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − HOA: −$6,900
• − Depreciation: −$2,036
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $-879/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

Good 80/100 Cosmetic rehab Est. rehab $2,100–$6,300 screening

This well-maintained beach condo is ready for short or long-term rentals, featuring a fully furnished interior, granite countertops, and direct beach access. Minor updates to exterior and interior paint, countertops, and flooring would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace countertops with quartz or granite — Improves durability and resale value ↑
• Both Install new flooring in living area — Enhances comfort and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Oak Park Special Emphasis School F TX #3,974/4,322 Nat'l #36,039/41,679 Middle Adkins Middle F TX #660/1,662 Nat'l #6,151/14,009 High Roy Miller H S And Metro School Of Design F TX #1,170/1,632 Nat'l #11,740/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 392
• Household income: $53,102
• Rent vs Own: 27.5% rent · 72.5% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 17% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 2%

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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: ▼ -9.74%
• Current HPI: 101.5421
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+55.6% since first listed

30 events — show timeline

• 2026-03-16 Price Changed $70,000 CBMLS
• 2026-02-11 Price Changed $75,000 CBMLS
• 2025-09-04 Listed $85,000 CBMLS
• 2025-05-06 Price Changed $85,000 CBMLS
• 2025-01-24 Price Changed $89,900 CBMLS
• 2024-08-17 Price Changed $105,000 CBMLS
• 2024-02-17 Listed $113,000 CBMLS
• 2023-12-19 Listed $119,000 CBMLS
• 2023-11-16 Price Changed $119,000 CBMLS
• 2023-07-02 Price Changed $125,000 CBMLS
• 2023-05-27 Price Changed $128,000 CBMLS
• 2023-05-18 Price Changed $139,000 CBMLS
• 2023-04-20 Listed $145,000 CBMLS
• 2020-01-15 Delisted — CBMLS
• 2020-01-15 Sold (MLS) — LERA
• 2020-01-15 Sold (MLS) — CBMLS
• 2020-01-02 Pending — CBMLS
• 2020-01-02 Pending — LERA
• 2019-11-30 Price Changed $75,900 CBMLS
• 2019-11-22 Price Changed $73,900 CBMLS
• 2019-11-22 Price Changed $69,000 CBMLS
• 2019-10-22 Price Changed $75,900 CBMLS
• 2019-10-21 Price Changed $72,900 CBMLS
• 2019-09-29 Price Changed $78,900 CBMLS
• 2019-09-24 Price Changed $85,500 CBMLS
• 2019-07-29 Listed $75,900 LERA
• 2019-07-26 Listed $89,500 CBMLS
• 2016-08-01 Delisted — CBMLS
• 2016-06-22 Listed $65,000 CBMLS
• 2006-11-09 Listed $45,000 CBMLS