4933 Concord · Corpus Christi, TX 78415

$110,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 63 Days on market

Built 1952 7,645 sqft lot $138/sqft · 21% below area Est $139k · 21% under

---

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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed, 1 bath home offering 800 sqft of potential at 4933 Concord. Includes additional storage space for added convenience. This property is ready for your vision and updates—perfect for investors or buyers looking to renovate and add value. Seller is willing to package this property with another listing at 2834 Willard. PROPERTY IS OCCUPIED WITH TENANT - NO AGREEMENT IN PLACE

Key facts

• 7,645 sq ft lot
• Built 1952
• Listed 63 days

Tags

• ADDITIONAL STORAGE SPACE

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$138,506) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+2.3%/yr); 417 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $761 of loan paydown is wiped out by about $3k 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 ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1952 — 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: 1.12% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (median comp): $138,506
• List price: $110,000
• Delta: -20.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3813 Delphine St	0.14mi	2/1.0	816 (+2%)	8mo	$139,000	$170	83
5002 Carroll Ln	0.16mi	3/1.0 (+1)	775 (-3%)	8mo	$149,500	$193	76
4933 Monitor St	0.06mi	3/1.0 (+1)	830 (+4%)	15mo	$105,000	$127	73
4914 Monitor St	0.10mi	2/2.5	864 (+8%)	11mo	$178,500	$207	66
3605 Chestnut St	0.63mi	2/1.0	775 (-3%)	1mo	$129,990	$168	65
4849 Carroll Ln	0.22mi	2/1.0	883 (+10%)	13mo	$156,000	$177	61
4329 Fir St	0.74mi	2/1.0	780 (-2%)	3mo	$157,000	$201	59
3913 Chestnut St	0.66mi	2/1.0	817 (+2%)	8mo	$130,000	$159	59
4625 Cosner Dr	0.65mi	2/1.0	752 (-6%)	4mo	$174,900	$233	56
4409 Cherry St	0.71mi	2/1.0	828 (+4%)	7mo	$177,000	$214	55
3917 Chestnut St	0.66mi	2/1.0	853 (+7%)	16mo	$172,500	$202	45
4406 Willow St	0.72mi	2/1.0	764 (-4%)	19mo	$115,000	$151	43

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-9,801
• Equity at exit: $16,401

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-333
• Equity at exit: $9,511

Cash invested: $30,800 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$577
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $138

Break-even live

Break-even rent $1,055

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	21d	1	0.10mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	13d	1	0.10mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	0.26mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	43d	1	0.31mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	13d	1	0.36mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	43d	1	0.41mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	21d	1	0.51mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	21d	1	0.51mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	43d	1	0.76mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	43d	1	0.82mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	13d	1	0.82mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	43d	1	0.86mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	43d	1	0.86mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	13d	1	0.86mi
3715 La Paz Dr Corpus Christi, TX	2.0	1.0	906	$1,295	$1.43	13d	1	0.88mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	21d	1	0.89mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	43d	1	0.89mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	13d	11	0.91mi
4014 Holly Rd Unit 02 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	43d	1	0.95mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	21d	1	0.96mi
4018 Holly Rd Unit 08 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	43d	1	0.96mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	0.97mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	43d	1	1.01mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	13d	1	1.09mi
4040 Schanen Blvd Corpus Christi, TX	1.0–2.0	1.0–2.0	772	$774	$1.00	43d	15	1.10mi
3803 Caravelle Pkwy Corpus Christi, TX	2.0	1.0–2.0	816	$1,040	$1.27	13d	57	1.18mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	43d	1	1.24mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	43d	1	1.24mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	43d	1	1.24mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	43d	1	1.27mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	13d	1	1.33mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	43d	1	1.42mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	43d	1	1.45mi
2534 Johanna St Unit 7 Corpus Christi, TX	1.0	1.0	600	$645	$1.07	21d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 63 DOM
2. 2026-06-17
   days on market $110,000 Active 62 DOM
3. 2026-06-16
   days on market $110,000 Active 61 DOM
4. 2026-06-15
   days on market $110,000 Active 60 DOM
5. 2026-06-14
   days on market $110,000 Active 58 DOM
6. 2026-06-10
   days on market $110,000 Active 55 DOM
7. 2026-06-09
   days on market $110,000 Active 54 DOM
8. 2026-06-08
   days on market $110,000 Active 53 DOM
9. 2026-06-07
   days on market $110,000 Active 52 DOM
10. 2026-06-05
    days on market $110,000 Active 49 DOM
11. 2026-06-03
    days on market $110,000 Active 48 DOM
12. 2026-06-02
    days on market $110,000 Active 47 DOM
13. 2026-06-01
    days on market $110,000 Active 46 DOM
14. 2026-05-31
    days on market $110,000 Active 45 DOM
15. 2026-05-30
    days on market $110,000 Active 44 DOM
16. 2026-04-16
    listed $110,000 Active 385-char remark

    Show marketing remark (385 chars)

    2 bed, 1 bath home offering 800 sqft of potential at 4933 Concord. Includes additional storage space for added convenience. This property is ready for your vision and updates—perfect for investors or buyers looking to renovate and add value. Seller is willing to package this property with another listing at 2834 Willard. PROPERTY IS OCCUPIED WITH TENANT - NO AGREEMENT IN PLACE

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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 2/10 Low FEMA zone X (unshaded) · 3% 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: $14,764
• − Mortgage interest: −$6,162
• − Property taxes: −$2,534
• − Insurance: −$550
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,200
• Taxable loss: −$44
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,668/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

1 event — show timeline

• 2026-04-16 Listed $110,000 CBMLS

Property tax history

+5.3%/yr

Latest (2025): $2,534 · +1.4% YoY. Source: county tax records.