4508 Angela Dr · Corpus Christi, TX 78416

$85,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily · 118 Days on market

Built 1971 Poor condition 9,975 sqft lot $58/sqft · 35% below area Est $131k · 35% under ↓ 6% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

This house is ready to be brought back to its charm! It is in the heart of Molina. Large lot with 2 houses in one. First main property is at 4508 Angela Dr it is a 1- bedroom, 1- bathroom. Second property is at 4508 B Angela Dr it is a 2-bedroom, 1- bath. Houses have been vacant. Electrical on 4508 B is on but no water utilities. Conventional loan welcome with 30% down or more.

Key facts

• 9,975 sq ft lot
• Built 1971
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kennedy El (545 students, 96% FRL); West Oso J H (math 16% / reading 30%, grade F, #1,327 of 1,662 statewide, top 81%, 434 students, 83% FRL); West Oso H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 575 students, 88% FRL) — zoned schools average 89% FRL vs 40% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 45% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $4k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.90% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.75%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $130,788
• List price: $85,000
• Delta: -35.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4148 Molina Dr	0.45mi	4/2.0 (+1)	1,490 (+1%)	6mo	$149,000	$100	67
4406 Jose Dr	0.18mi	3/2.0	1,363 (-7%)	15mo	$228,000	$167	67
1401 Barcelona Dr	0.42mi	4/1.0 (+1)	1,507 (+2%)	3mo	$161,000	$107	65
4133 Barrera Dr	0.48mi	4/2.0 (+1)	1,487 (+1%)	14mo	$169,500	$114	60
937 W Point	0.28mi	4/2.0 (+1)	1,629 (+11%)	14mo	$100,000	$61	52
4650 Valdez Dr	0.30mi	3/2.0	1,312 (-11%)	22mo	$59,900	$46	50
4210 Archdale Dr	0.49mi	4/2.0 (+1)	1,334 (-9%)	13mo	$199,900	$150	46
4218 Darcey Dr	0.48mi	3/2.0	1,263 (-14%)	14mo	$210,000	$166	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.41×
• Total profit: $33,625
• Equity at exit: $44,993

10-year hold

• IRR: 23.1%
• Equity multiple: 4.75×
• Total profit: $89,264
• Equity at exit: $75,145

Cash invested: $23,800 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 45
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $263

Break-even live

Break-even rent $1,283

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $321	-5% $292	+0% $263	+5% $233	+10% $204
Rent	-10% $135	-5% $199	+0% $263	+5% $327	+10% $390
Rate	-1.0pp $306	-0.5pp $284	base $263	+0.5pp $241	+1.0pp $218

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	45d	1	0.33mi
1070 Golden Gate Cir Corpus Christi, TX	3.0	2.0	1644	$1,700	$1.03	46d	1	0.55mi
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	15d	1	0.65mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	45d	1	1.21mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	15d	1	1.31mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	1.35mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 118 DOM
2. 2026-06-17
   days on market $85,000 Active 117 DOM
3. 2026-06-16
   days on market $85,000 Active 116 DOM
4. 2026-06-15
   days on market $85,000 Active 115 DOM
5. 2026-06-14
   days on market $85,000 Active 113 DOM
6. 2026-06-10
   days on market $85,000 Active 110 DOM
7. 2026-06-09
   days on market $85,000 Active 109 DOM
8. 2026-06-08
   days on market $85,000 Active 108 DOM
9. 2026-06-07
   days on market $85,000 Active 107 DOM
10. 2026-06-03
    days on market $85,000 Active 103 DOM
11. 2026-06-02
    days on market $85,000 Active 102 DOM
12. 2026-06-01
    days on market $85,000 Active 101 DOM
13. 2026-05-31
    days on market $85,000 Active 100 DOM
14. 2026-05-30
    days on market $85,000 Active 99 DOM
15. 2026-05-18
    price $85,000 380-char remark

    Show marketing remark (380 chars)

    This house is ready to be brought back to its charm! It is in the heart of Molina. Large lot with 2 houses in one. First main property is at 4508 Angela Dr it is a 1- bedroom, 1- bathroom. Second property is at 4508 B Angela Dr it is a 2-bedroom, 1- bath. Houses have been vacant. Electrical on 4508 B is on but no water utilities. Conventional loan welcome with 30% down or more.

16. 2026-02-19
    listed $90,000 Active 380-char remark

    Show marketing remark (380 chars)

    This house is ready to be brought back to its charm! It is in the heart of Molina. Large lot with 2 houses in one. First main property is at 4508 Angela Dr it is a 1- bedroom, 1- bathroom. Second property is at 4508 B Angela Dr it is a 2-bedroom, 1- bath. Houses have been vacant. Electrical on 4508 B is on but no water utilities. Conventional loan welcome with 30% down or more.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% 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: $19,392
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$2,473
• Taxable income: $2,237
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,616/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 · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof, exterior siding, and driveway. Immediate action is needed to improve its condition and increase its value.

Repairs flagged

• Major roof — Missing shingles
• Major exterior siding — Peeling paint and damaged siding
• Major driveway — Concrete driveway with cracks

Value-add opportunities

• Both repair roof — Fixing the roof would improve both resale and rental value
• Both repair exterior siding — Updating the exterior siding would improve both resale and rental value
• Both repair driveway — Fixing the driveway would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles	Major	$15,000–50,000
exterior siding · Peeling paint and damaged siding	Major	$15,000–50,000
driveway · Concrete driveway with cracks	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair roof — Fixing the roof would improve both resale and rental value ↑
• Both repair exterior siding — Updating the exterior siding would improve both resale and rental value ↑
• Both repair driveway — Fixing the driveway would improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $85,000 CBMLS
• 2026-02-19 Listed $90,000 CBMLS