5014 Williams Dr · Corpus Christi, TX 78411

$159,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 65 Days on market

Built 1955 10,799 sqft lot $133/sqft · 7% below area Est $170k · 7% under

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +10.4/15.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity on a spacious approximately . 25-acre lot! Located on a mixed-use street in Corpus Christi, 5014 Williams Dr offers flexibility and convenience with easy access to major roads, shopping, dining, and daily amenities. The oversized lot provides ample space for a variety of potential uses. The property features an existing home that can be renovated, leased, or held for future plans. The surrounding area reflects a blend of residential and commercial uses, making this an attractive option for investors seeking flexibility. Buyer to perform all due diligence regarding zoning, permitted uses, and any potential changes.

Key facts

• Spacious lot
• 0.25 acre lot
• Built 1955

Tags

• SPACIOUS LOT
• EASY ACCESS TO MAJOR ROADS
• AMPLE SPACE FOR POTENTIAL USES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 fast (+7.9%/yr); 142 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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. 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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $170,113
• List price: $159,000
• Delta: -6.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4805 Prinston Dr	0.58mi	3/1.0	1,294 (+8%)	2mo	$109,000	$84	54
4729 Prinston Dr	0.61mi	4/1.0 (+1)	1,168 (-2%)	6mo	$199,900	$171	53
4909 Holmes Dr	0.47mi	3/1.5	1,032 (-14%)	2mo	$179,900	$174	52
4917 Andover Dr	0.43mi	3/1.0	1,031 (-14%)	4mo	$177,000	$172	50
4930 Margo Dr	0.71mi	3/2.0	1,147 (-4%)	13mo	$249,999	$218	49
4634 Bonner Dr	0.54mi	3/2.0	1,329 (+11%)	9mo	$199,900	$150	49
4917 Arlene Dr	0.71mi	3/2.0	1,123 (-6%)	11mo	$238,400	$212	48
4822 Wexford Dr	0.52mi	3/1.0	1,150 (-4%)	22mo	$189,900	$165	47
4813 Waltham Dr	0.56mi	4/2.0 (+1)	1,364 (+14%)	4mo	$225,900	$166	42
4933 Mildred Dr	0.55mi	3/1.0	1,296 (+8%)	19mo	$139,999	$108	41

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: -6.1%
• Equity multiple: 0.76×
• Total profit: $-10,590
• Equity at exit: $23,707

10-year hold

• IRR: 8.9%
• Equity multiple: 1.84×
• Total profit: $37,587
• Equity at exit: $13,747

Cash invested: $44,520 (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: 142
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$834
• Tax from tax record: −$262 /mo · $3,138/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $107

Break-even live

Break-even rent $1,470

Max offer price $159,000

Occupancy floor 88%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	13d	1	0.57mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	13d	1	0.60mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,570	$1.69	13d	16	0.65mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	21d	1	0.77mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	13d	1	0.79mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,656	$1.93	43d	1	0.84mi
4717 S Shea Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,695	$1.32	44d	1	0.86mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	13d	20	0.88mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	0.90mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	13d	1	0.91mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	43d	1	0.91mi
5401 Burnham Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	801	$1,499	$1.87	13d	10	0.91mi
749 Ashland Dr Corpus Christi, TX	3.0	1.0	1179	$1,550	$1.31	43d	1	1.09mi
4406 Donegal Dr Corpus Christi, TX	3.0	2.0	1338	$1,800	$1.35	13d	1	1.13mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	43d	1	1.15mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	43d	1	1.17mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	13d	1	1.19mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	21d	1	1.24mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	21d	1	1.25mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	13d	1	1.25mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	21d	1	1.25mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	43d	1	1.25mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	43d	1	1.26mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	43d	1	1.30mi
4018 Holly Rd Unit 08 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	43d	1	1.32mi
1218 Vance Dr Corpus Christi, TX	4.0	1.5	1200	$1,895	$1.58	43d	1	1.32mi
4014 Holly Rd Unit 02 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	43d	1	1.34mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	43d	1	1.34mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	13d	1	1.35mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	13d	1	1.35mi
4040 Schanen Blvd Corpus Christi, TX	1.0–2.0	1.0–2.0	772	$774	$1.00	43d	15	1.36mi
5921 Riley Dr Corpus Christi, TX	3.0	1.0	1134	$1,795	$1.58	21d	1	1.37mi
4114 Cork Dr Corpus Christi, TX	3.0	2.0	1296	$1,595	$1.23	13d	1	1.39mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	13d	11	1.42mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	43d	1	1.43mi

Listing history 13 events

1. 2026-06-14
   days on market $159,000 Active 65 DOM
2. 2026-06-10
   days on market $159,000 Active 62 DOM
3. 2026-06-09
   days on market $159,000 Active 61 DOM
4. 2026-06-08
   days on market $159,000 Active 60 DOM
5. 2026-06-07
   days on market $159,000 Active 59 DOM
6. 2026-06-05
   days on market $159,000 Active 56 DOM
7. 2026-06-03
   days on market $159,000 Active 55 DOM
8. 2026-06-02
   days on market $159,000 Active 54 DOM
9. 2026-06-01
   days on market $159,000 Active 53 DOM
10. 2026-05-31
    days on market $159,000 Active 52 DOM
11. 2026-05-30
    days on market $159,000 Active 51 DOM
12. 2026-04-06
    listed $159,000 Active 645-char remark

    Show marketing remark (645 chars)

    Investment opportunity on a spacious approximately . 25-acre lot! Located on a mixed-use street in Corpus Christi, 5014 Williams Dr offers flexibility and convenience with easy access to major roads, shopping, dining, and daily amenities. The oversized lot provides ample space for a variety of potential uses. The property features an existing home that can be renovated, leased, or held for future plans. The surrounding area reflects a blend of residential and commercial uses, making this an attractive option for investors seeking flexibility. Buyer to perform all due diligence regarding zoning, permitted uses, and any potential changes.

13. 2003-01-20
    soldstatus

ⓘ 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: $3,138 · $262/mo
• Projected year-2 tax: $3,138 · $262/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $19,263
• − Mortgage interest: −$8,906
• − Property taxes: −$3,138
• − Insurance: −$795
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,625
• Taxable loss: −$1,284
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,587/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

2 events — show timeline

• 2026-04-06 Listed $159,000 CBMLS
• 2003-01-20 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,138 · +22.1% YoY. Source: county tax records.