4622 Adkins Dr · Corpus Christi, TX 78411

$170,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 31 Days on market

Built 1955 7,357 sqft lot Est $171k · at est.

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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).

• Cash flow +15.5/30.0
• ARV discount +7.9/15.0
• DSCR +4.8/10.0
• Rent growth +4.5/5.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home full of character and timeless appeal! Inside, you’ll find beautiful original wood flooring, spacious living areas, and an abundance of natural light throughout. The kitchen offers generous cabinet storage, tiled flooring as well, subway tile backsplash, and stainless steel appliances, blending functionality with classic charm. The home features spacious bedrooms with unique built-in storage details and a flexible layout that offers plenty of possibilities. The bathroom includes updated tile surround, while the oversized living area creates a warm and inviting atmosphere for relaxing or entertaining. Step outside to enjoy the large backyard shaded by ma

Key facts

• 7,357 sq ft lot
• Parking
• Built 1955

Tags

• ORIGINAL WOOD FLOORING
• GENEROUS CABINET STORAGE
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• UNIQUE BUILT-IN STORAGE
• UPDATED TILE SURROUND

Property features AI

Exterior

• Parking: Concrete parking; Carport with front entry
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Slab foundation; Shingle roof; Brick, HardiPlank, shingle siding and wood siding exterior
• Construction: Brick, HardiPlank, shingle siding, and wood siding construction; Shingle roof; Built on a slab foundation
• Exterior features: Storage; Wood fencing; Smoke detectors

Interior

• Kitchen: Electric cooktop
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cable TV; Hardwood and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $2 ($29/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (5.8% below list).
• Recommended offer: $160k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); Ray H S (math 49% / reading 47%, grade D, #571 of 1,632 statewide, top 36%, 1,640 students, 69% FRL).
• Zoned-school proficiency averages 58% at this address vs 33% district-wide (+25 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 33% 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 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,118 (5.8% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.94% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $171,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4405 Totton Dr	0.32mi	3/1.5	1,207 (+4%)	4mo	$225,000	$186	73
4621 Calvin Dr	0.12mi	3/1.5	1,019 (-12%)	1mo	$161,000	$158	72
4805 Alice St	0.60mi	3/2.0	1,130 (-2%)	2mo	$185,000	$164	62
1022 Miramar Pl	0.44mi	3/1.5	1,264 (+9%)	1mo	$165,000	$131	62
4605 Abner Dr	0.20mi	3/2.0	1,329 (+15%)	2mo	$80,000	$60	61
734 Lansdown Dr	0.53mi	2/1.0 (-1)	1,117 (-4%)	5mo	$165,000	$148	60
726 John Lee St	0.38mi	3/1.0	1,015 (-12%)	5mo	$179,000	$176	58
4814 French Dr	0.46mi	3/2.0	1,261 (+9%)	4mo	$90,000	$71	56
4805 Prinston Dr	0.54mi	3/1.0	1,294 (+12%)	2mo	$109,000	$84	54
4814 Willowbrook Dr	0.51mi	3/1.0	996 (-14%)	2mo	$99,000	$99	51
722 Chase Dr	0.74mi	4/1.0 (+1)	1,211 (+5%)	6mo	$110,000	$91	48
729 Sharon Dr	0.61mi	2/1.0 (-1)	1,025 (-12%)	2mo	$195,900	$191	46

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: -10.4%
• Equity multiple: 0.60×
• Total profit: $-19,014
• Equity at exit: $25,348

10-year hold

• IRR: 5.0%
• Equity multiple: 1.46×
• Total profit: $21,672
• Equity at exit: $14,698

Cash invested: $47,600 (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 →

ZIP-level market 78411

• Rents YoY: 7.9%
• Active inventory: 147
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$891
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $2

Break-even live

Break-even rent $1,598

Max offer price $170,000

Occupancy floor 95%

Sensitivity live

Price	-10% $99	-5% $51	+0% $2	+5% $-46	+10% $-94
Rent	-10% $-124	-5% $-61	+0% $2	+5% $66	+10% $129
Rate	-1.0pp $88	-0.5pp $46	base $2	+0.5pp $-42	+1.0pp $-86

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	45d	1	0.26mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	23d	1	0.39mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	45d	1	0.40mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	23d	1	0.48mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	15d	1	0.50mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	15d	1	0.51mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	15d	1	0.56mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	45d	1	0.63mi
749 Ashland Dr Corpus Christi, TX	3.0	1.0	1179	$1,550	$1.31	45d	1	0.64mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	45d	1	0.77mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$1,000	$1.22	15d	1	0.77mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	15d	1	0.93mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	15d	1	0.98mi
318 Aberdeen Ave Unit 1268410P Corpus Christi, TX	3.0	1.5	1076	$4,405	$4.09	45d	1	1.01mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	45d	1	1.05mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	23d	1	1.06mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	15d	1	1.10mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	45d	1	1.12mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	45d	1	1.14mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	45d	1	1.22mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	23d	1	1.22mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	23d	1	1.23mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	45d	1	1.25mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	15d	1	1.25mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	45d	1	1.26mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	23d	1	1.27mi
4224 Ocean Dr Corpus Christi, TX	2.0	1.0	699	$949	$1.36	45d	7	1.29mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,050	$1.44	45d	2	1.30mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,100	$1.48	46d	1	1.30mi
4645 Ocean Dr Corpus Christi, TX	2.0	1.0–2.0	760	$1,320	$1.74	15d	1	1.34mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	15d	1	1.39mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	15d	1	1.40mi
4657 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	931	$1,890	$2.03	15d	7	1.41mi
4602 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	972	$3,671	$3.77	15d	30	1.42mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	1.43mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	45d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $170,000 Active 31 DOM
2. 2026-06-18
   days on market $170,000 Active 28 DOM
3. 2026-06-17
   days on market $170,000 Active 27 DOM
4. 2026-06-16
   days on market $170,000 Active 26 DOM
5. 2026-06-15
   days on market $170,000 Active 25 DOM
6. 2026-06-14
   days on market $170,000 Active 23 DOM
7. 2026-06-10
   days on market $170,000 Active 20 DOM
8. 2026-06-09
   days on market $170,000 Active 19 DOM
9. 2026-06-08
   days on market $170,000 Active 18 DOM
10. 2026-06-07
    days on market $170,000 Active 17 DOM
11. 2026-06-05
    days on market $170,000 Active 14 DOM
12. 2026-06-03
    days on market $170,000 Active 13 DOM
13. 2026-06-02
    days on market $170,000 Active 12 DOM
14. 2026-06-01
    days on market $170,000 Active 11 DOM
15. 2026-05-31
    days on market $170,000 Active 10 DOM
16. 2026-05-30
    days on market $170,000 Active 9 DOM
17. 2026-05-21
    listed $170,000 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: $2,805 · $234/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$306/yr (+$26/mo · 10.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $19,214
• − Mortgage interest: −$9,523
• − Property taxes: −$2,805
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,945
• Taxable loss: −$2,781
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $696/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): 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

• 2026-05-21 Listed $170,000 CBMLS

Property tax history

+3.2%/yr

Latest (2025): $2,805 · +1.7% YoY. Source: county tax records.