Beckman Plan · Corpus Christi, TX 78415

$247,249

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 673 Days on market

Excellent condition

---

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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• 2 garage spots
• Listed 672 days

🏗️ New construction. The $247,249 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,212.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (12.2% below list).
• Recommended offer: $217k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% 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.
• London ISD (rural): math 65% / reading 62% proficiency, ranked #13 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: London El (346 students, 20% FRL); London Middle (math 70% / reading 63%, grade A-, #89 of 1,662 statewide, top 5%, 393 students, 14% FRL); London H S (math 62% / reading 77%, grade B, #119 of 1,632 statewide, top 9%, 507 students, 18% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 532 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,170/mo this rent would consume 47% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 673 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $216,996 (12.2% 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 673 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,212
• List price: $247,249
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2710 Westeros St	0.27mi	3/2.0	1,260 (0%)	5mo	$230,999	$183	83
2722 Westeros St	0.30mi	3/2.0	1,260 (0%)	6mo	$235,999	$187	81
2734 Westeros St	0.32mi	3/2.0	1,260 (0%)	6mo	$224,999	$179	80
2762 Westeros St	0.39mi	3/2.0	1,260 (0%)	2mo	$228,999	$182	80
2750 Westeros St	0.36mi	3/2.0	1,260 (0%)	4mo	$232,999	$185	80
1302 Lady Yoli St	0.40mi	3/2.0	1,260 (0%)	2mo	$233,999	$186	79
2758 Westeros St	0.38mi	3/2.0	1,260 (0%)	4mo	$260,999	$207	79
1318 Lady Yoli St	0.40mi	3/2.0	1,260 (0%)	3mo	$237,999	$189	79
2741 Westeros St	0.33mi	3/2.0	1,260 (0%)	7mo	$232,999	$185	78
1313 Connie Scott Dr	0.31mi	3/2.0	1,415 (+12%)	2mo	$305,765	$216	63
2689 Everly Ln	0.47mi	3/2.0	1,407 (+12%)	7mo	$275,000	$195	53
1213 Breebry Dr	0.68mi	3/2.0	1,413 (+12%)	2mo	$265,000	$188	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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-49,559
• Equity at exit: $38,948

10-year hold

• IRR: -13.7%
• Equity multiple: 0.23×
• Total profit: $-56,447
• Equity at exit: $22,585

Cash invested: $73,139 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 16 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $292,500 ($206/sqft)
• Median days on market: 19 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +0.5% vs current asking $/sqft

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

ZIP-level market 78415

• Rents YoY: 2.3%
• Active inventory: 532
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$1,370
• Tax est. 1.5%: −$327 /mo · $3,918/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-91

Break-even live

Break-even rent $2,285

Max offer price $248,057

Occupancy floor 99%

Sensitivity live

Price	-10% $90	-5% $-1	+0% $-91	+5% $-181	+10% $-271
Rent	-10% $-262	-5% $-177	+0% $-91	+5% $-5	+10% $81
Rate	-1.0pp $41	-0.5pp $-24	base $-91	+0.5pp $-159	+1.0pp $-227

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: $65,303
• Closing costs: $7,836
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2678 Lady Andrea Dr Corpus Christi, TX	4.0	2.0	1780	$3,000	$1.69	63d	1	0.21mi
2714 Martell St Corpus Christi, TX	3.0	2.0	1214	$1,950	$1.61	70d	1	0.26mi
2726 Winterfell St Corpus Christi, TX	3.0	2.0	1217	$1,900	$1.56	63d	1	0.28mi
1258 Breebry Dr Corpus Christi, TX	3.0	2.0	1484	$2,195	$1.48	63d	1	0.60mi
1269 Thames Chase Dr Corpus Christi, TX	3.0	2.0	1585	$2,350	$1.48	63d	1	0.60mi
1205 Carnaby St Corpus Christi, TX	4.0	2.0	1689	$2,600	$1.54	93d	1	0.73mi

Listing history 50 events

1. 2026-07-27
   pricedays on market $247,249 Active 673 DOM
2. 2026-07-25
   pricedays on market $246,999 Active 671 DOM
3. 2026-07-24
   days on market $246,749 Active 670 DOM
4. 2026-07-23
   days on market $246,749 Active 669 DOM
5. 2026-07-22
   days on market $246,749 Active 668 DOM
6. 2026-07-22
   price $246,749 Active 667 DOM
7. 2026-07-21
   pricedays on market $244,749 Active 667 DOM
8. 2026-07-19
   price $244,499 Active 664 DOM
9. 2026-07-18
   days on market $243,999 Active 664 DOM
10. 2026-07-16
    days on market $243,999 Active 662 DOM
11. 2026-07-16
    days on market $243,999 Active 661 DOM
12. 2026-07-14
    days on market $243,999 Active 660 DOM
13. 2026-07-14
    days on market $243,999 Active 659 DOM
14. 2026-07-12
    days on market $243,999 Active 658 DOM
15. 2026-07-11
    days on market $243,999 Active 657 DOM
16. 2026-07-10
    days on market $243,999 Active 656 DOM
17. 2026-07-09
    days on market $243,999 Active 655 DOM
18. 2026-07-08
    days on market $243,999 Active 654 DOM
19. 2026-07-07
    days on market $243,999 Active 653 DOM
20. 2026-07-06
    days on market $243,999 Active 652 DOM
21. 2026-07-06
    price $243,999 Active 651 DOM
22. 2026-07-05
    days on market $242,999 Active 651 DOM
23. 2026-07-04
    days on market $242,999 Active 650 DOM
24. 2026-07-03
    days on market $242,999 Active 649 DOM
25. 2026-07-02
    days on market $242,999 Active 648 DOM
26. 2026-07-01
    days on market $242,999 Active 647 DOM
27. 2026-06-30
    days on market $242,999 Active 646 DOM
28. 2026-06-29
    days on market $242,999 Active 645 DOM
29. 2026-06-28
    days on market $242,999 Active 644 DOM
30. 2026-06-28
    days on market $242,999 Active 643 DOM
31. 2026-06-27
    days on market $242,999 Active 642 DOM
32. 2026-06-25
    days on market $242,999 Active 640 DOM
33. 2026-06-23
    days on market $242,999 Active 638 DOM
34. 2026-06-21
    pricedays on market $242,999 Active 637 DOM
35. 2026-06-18
    days on market $244,999 Active 634 DOM
36. 2026-06-17
    days on market $244,999 Active 633 DOM
37. 2026-06-16
    days on market $244,999 Active 632 DOM
38. 2026-06-15
    days on market $244,999 Active 631 DOM
39. 2026-06-14
    days on market $244,999 Active 629 DOM
40. 2026-06-13
    days on market $244,999 Active 628 DOM
41. 2026-06-10
    days on market $244,999 Active 626 DOM
42. 2026-06-09
    days on market $244,999 Active 625 DOM
43. 2026-06-08
    pricedays on market $244,999 Active 624 DOM
44. 2026-06-07
    days on market $249,999 Active 623 DOM
45. 2026-06-03
    days on market $249,999 Active 619 DOM
46. 2026-06-02
    days on market $249,999 Active 618 DOM
47. 2026-06-01
    days on market $249,999 Active 617 DOM
48. 2026-05-31
    days on market $249,999 Active 616 DOM
49. 2026-05-30
    days on market $249,999 Active 615 DOM
50. 2025-11-28
    price $249,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

ⓘ 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: $26,040
• − Mortgage interest: −$14,632
• − Property taxes: −$3,918
• − Insurance: −$1,306
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$7,599
• Taxable loss: −$5,582
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $249/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace window treatments — Improves rental appeal ↑
• Resale Upgrade flooring in bathrooms — Enhances overall aesthetic ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary London El Middle London Middle A- TX #89/1,662 Nat'l #1,110/14,009

Schools (NCES district)

• District: London ISD
• NCES district ID: 4827990
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 62% ▬ 0.00%
• Median HH income: $123,503
• Composite: 61.03/100
• National rank: #796
• State rank: #13 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 County · 418,037 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: 11% of renters

---

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

+0.0% since first listed

15 events — show timeline

• 2025-11-28 Price Changed $249,999 Zillow
• 2025-11-23 Price Changed $247,999 Zillow
• 2025-10-21 Price Changed $246,999 Zillow
• 2025-10-12 Price Changed $249,999 Zillow
• 2025-09-17 Price Changed $244,999 Zillow
• 2025-09-10 Price Changed $249,999 Zillow
• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2024-12-10 Price Changed $254,999 Zillow
• 2024-12-08 Price Changed $259,999 Zillow
• 2024-12-01 Price Changed $261,999 Zillow
• 2024-09-26 Price Changed $264,999 Zillow
• 2024-09-26 Relisted — Zillow
• 2024-03-19 Delisted — Zillow
• 2024-03-14 Listed $249,999 Zillow