4801 Odem Dr · Corpus Christi, TX 78415

$99,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 16 Days on market

Built 1950 6,443 sqft lot Est $150k · 33% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 MLS

Adorable 3 bedroom with updated bath; nice hardwood floors

Key facts

• 6,443 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached garage; 2 covered spaces (garage); 5 total parking spaces
• Utilities: Public sewer available; Sewer available
• Home design: Single-story; Pillar/post/pier foundation
• Construction: Vinyl siding; Wood siding; Shingle roof; Built as single-story
• Exterior features: Open patio; Wood fencing; Corner lot

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Cable TV
• Laundry & utility: Dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% 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: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $691 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.42% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $150,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4705 Kendall Dr	0.19mi	3/1.0	1,036 (+3%)	1mo	$155,000	$150	86
4721 Nesbitt Dr	0.10mi	3/1.0	1,088 (+8%)	2mo	$149,000	$137	80
4718 Queen Dr	0.16mi	2/1.0 (-1)	1,133 (+12%)	2mo	$89,900	$79	65
4922 Gabriel Dr	0.38mi	3/1.5	1,083 (+7%)	5mo	$99,950	$92	63
4505 Moravian Dr	0.66mi	3/1.0	1,000 (-1%)	6mo	$160,000	$160	63
4822 Dodd Dr	0.53mi	2/1.0 (-1)	938 (-7%)	1mo	$139,500	$149	58
4513 Green Grove Dr	0.39mi	3/1.0	1,104 (+10%)	10mo	$150,000	$136	58
4309 Nicholson St	0.56mi	3/2.0	1,059 (+5%)	10mo	$90,000	$85	53
4318 Ivy	0.60mi	4/2.0 (+1)	1,043 (+4%)	10mo	$169,000	$162	49
4849 Easter Dr	0.47mi	2/1.0 (-1)	885 (-12%)	7mo	$79,900	$90	47
4649 Dodd Dr	0.58mi	3/1.0	888 (-12%)	10mo	$187,000	$211	45
5334 Bowie St	0.72mi	3/1.0	920 (-9%)	10mo	$157,900	$172	43

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,369
• Equity at exit: $14,895

10-year hold

• IRR: 12.9%
• Equity multiple: 2.00×
• Total profit: $27,833
• Equity at exit: $8,638

Cash invested: $27,972 (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: 434
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$524
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $337

Break-even live

Break-even rent $992

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $393	-5% $365	+0% $337	+5% $308	+10% $280
Rent	-10% $225	-5% $281	+0% $337	+5% $393	+10% $449
Rate	-1.0pp $387	-0.5pp $362	base $337	+0.5pp $311	+1.0pp $284

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	15d	1	0.17mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	45d	1	0.24mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	45d	1	0.64mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	45d	1	0.67mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	0.68mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	15d	1	0.70mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	15d	1	0.83mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	45d	1	0.87mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	15d	1	0.89mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	45d	1	0.96mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	23d	1	0.99mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	15d	1	1.04mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	23d	1	1.06mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	45d	1	1.07mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	15d	1	1.08mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	45d	1	1.15mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	1.18mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	45d	1	1.20mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	45d	1	1.23mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	15d	1	1.24mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	45d	1	1.27mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	45d	1	1.27mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	23d	1	1.28mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	1.30mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	15d	1	1.33mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	1.33mi
3102 Crestwater Dr Corpus Christi, TX	3.0	2.0	1173	$1,550	$1.32	45d	1	1.34mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	23d	1	1.35mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	15d	1	1.35mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	23d	1	1.37mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	23d	1	1.38mi
3715 La Paz Dr Corpus Christi, TX	2.0	1.0	906	$1,295	$1.43	15d	1	1.42mi

Listing history 11 events

1. 2026-06-21
   pricedays on market $99,900 Active 16 DOM
2. 2026-06-18
   days on market $109,900 Active 13 DOM
3. 2026-06-17
   days on market $109,900 Active 12 DOM
4. 2026-06-16
   days on market $109,900 Active 11 DOM
5. 2026-06-15
   pricedays on market $109,900 Active 10 DOM
6. 2026-06-14
   days on market $119,900 Active 8 DOM
7. 2026-06-10
   days on market $119,900 Active 5 DOM
8. 2026-06-09
   days on market $119,900 Active 4 DOM
9. 2026-06-08
   days on market $119,900 Active 3 DOM
10. 2026-06-07
    remarks 159-char remark
11. 2026-06-07
    listed $119,900 Active 2 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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: $17,015
• − Mortgage interest: −$5,596
• − Property taxes: −$2,616
• − Insurance: −$500
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,906
• Taxable income: $2,675
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,398/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

+100.2% since first listed

6 events — show timeline

• 2026-06-03 Listed $119,900 CBMLS
• 2004-10-14 Sold (Public Records) — Public Records
• 2004-10-08 Sold (MLS) — CBMLS
• 2004-08-20 Listed $59,900 CBMLS
• 2003-12-23 Sold (Public Records) — Public Records
• 2003-03-14 Listed $59,900 CBMLS

Property tax history

+5.0%/yr

Latest (2025): $2,616 · +11.2% YoY. Source: county tax records.