4806 Kendall Dr · Corpus Christi, TX 78415

$152,500

3 bd · 1.0 ba · 782 sqft · SingleFamily public records · 63 Days on market

Built 1949 5,998 sqft lot Est $160k · 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 +13.1/30.0
• ARV discount +9.7/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home was thoughtfully reimagined to deliver a turnkey, modern look in a compact and efficient footprint, proving that quality design is about execution—not size. The renovation began at the top with a new 30-year architectural shingle roof, followed by updated exterior siding for a smooth, seamless finish. A custom garage with barn-style doors, new concrete driveway, and stained concrete front porch give the home strong curb appeal and a near–new construction presence while preserving its original character. Inside, the home features a clean, cohesive interior palette with consistent finishes throughout. New flooring downstairs and fresh carpet upstairs, updated lighting, m

Key facts

• Custom garage
• 5,998 sq ft lot
• Garage

Tags

• NEW ARCHITECTURAL SHINGLE ROOF
• UPDATED EXTERIOR SIDING
• CUSTOM GARAGE
• NEW CONCRETE DRIVEWAY
• STAINED CONCRETE FRONT PORCH
• NEW FLOORING DOWNSTAIRS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-5 ($-59/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (13.6% below list).
• Recommended offer: $132k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising (+2.3%/yr); 417 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 63 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $152k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,742 (13.6% 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 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $160,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4633 Evelyn St	0.28mi	2/1.0 (-1)	780 (-0%)	4mo	$159,999	$205	78
4841 Kendall Dr	0.09mi	2/1.0 (-1)	815 (+4%)	18mo	$163,900	$201	69
4805 Gabriel Dr	0.25mi	2/1.0 (-1)	835 (+7%)	10mo	$105,000	$126	64
4313 Nicholson St	0.59mi	2/1.0 (-1)	812 (+4%)	1mo	$79,500	$98	60
4638 Archer Dr	0.58mi	2/1.0 (-1)	792 (+1%)	7mo	$49,900	$63	60
4625 Cosner Dr	0.62mi	2/1.0 (-1)	752 (-4%)	4mo	$174,900	$233	56
4514 Townsend St	0.35mi	2/1.0 (-1)	850 (+9%)	11mo	$195,000	$229	55
4849 Easter Dr	0.33mi	2/1.0 (-1)	885 (+13%)	6mo	$79,900	$90	52
4417 Ramsey St	0.58mi	2/1.0 (-1)	816 (+4%)	13mo	$145,000	$178	50
4649 Dodd Dr	0.45mi	3/1.0	888 (+14%)	10mo	$187,000	$211	48
4402 Naples St	0.67mi	2/1.0 (-1)	760 (-3%)	13mo	$159,900	$210	48
2714 Milo St	0.57mi	2/2.0 (-1)	880 (+12%)	13mo	$189,999	$216	32

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-25,908
• Equity at exit: $22,738

10-year hold

• IRR: -10.6%
• Equity multiple: 0.38×
• Total profit: $-26,530
• Equity at exit: $13,185

Cash invested: $42,700 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$800
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-5

Break-even live

Break-even rent $1,324

Max offer price $151,624

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $38	+0% $-5	+5% $-48	+10% $-91
Rent	-10% $-109	-5% $-57	+0% $-5	+5% $47	+10% $99
Rate	-1.0pp $72	-0.5pp $34	base $-5	+0.5pp $-44	+1.0pp $-85

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.34mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	0.63mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	44d	1	0.74mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	22d	1	0.82mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	14d	1	0.96mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	22d	1	1.06mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	1.06mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	44d	1	1.10mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	22d	1	1.13mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	14d	1	1.18mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	44d	1	1.19mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	1.21mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	44d	1	1.28mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	44d	1	1.32mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	14d	1	1.38mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	44d	1	1.40mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	22d	1	1.40mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	14d	1	1.41mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	22d	1	1.43mi

Listing history 11 events

1. 2026-04-24
   soldstatus
2. 2026-03-21
   status Pending
3. 2026-03-17
   historical
4. 2026-03-09
   price $152,500
5. 2026-02-21
   price $155,000
6. 2026-01-28
   price $159,900
7. 2026-01-13
   listed $169,500 Active
8. 2025-08-28
   soldstatus
9. 2023-09-11
   soldstatus
10. 2015-11-05
    soldstatus
11. 1995-05-09
    soldstatus $38,000

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,791 · $233/mo
• Expected delta: +$601/yr (+$50/mo · 27.5%)

ⓘ 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 · 25 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: $15,809
• − Mortgage interest: −$8,542
• − Property taxes: −$2,189
• − Insurance: −$762
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,436
• Taxable loss: −$2,651
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $577/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

+301.3% since first listed

11 events — show timeline

• 2026-04-24 Sold (Public Records) — Public Records
• 2026-03-21 Pending — CBMLS
• 2026-03-17 Delisted — CBMLS
• 2026-03-09 Price Changed $152,500 CBMLS
• 2026-02-21 Price Changed $155,000 CBMLS
• 2026-01-28 Price Changed $159,900 CBMLS
• 2026-01-13 Listed $169,500 CBMLS
• 2025-08-28 Sold (Public Records) — Public Records
• 2023-09-11 Sold (Public Records) — Public Records
• 2015-11-05 Sold (Public Records) — Public Records
• 1995-05-09 Sold (Public Records) $38,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,189 · -4.3% YoY. Source: county tax records.