3618 & 3622 & 3625 Crestbrook Ct · Corpus Christi, TX 78415

$1,250,000

None bd · None ba · 4,006 sqft · Townhouse public records · 933 Days on market

Built 1979 9,557 sqft lot $312/sqft · 307% above area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A VERY well-maintained three property package all next door to each other on a cul-de-sac comprises 14 units @ approximately 11,681 Sq Ft in total and 100% leased out with solid rents. These properties are preferred to be sold as a package. 3618 Crestbrook is 4 two-bedroom units with two with full baths & two with 1.5 baths. 3622 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two bathrooms. 3625 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two 1.5 bathrooms. Most units have private washer and dryer connections. 3622 & 3625 provide covered parking. Roof Ages: 3618 @ 2016/3622 @ 2010/3625 @ 2016. All Units have Central HVAC Installed.

Key facts

• Built 1979
• Listed 933 days

What this means for you Summary

Snapshot

• This is a townhouse listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-7k ($-83k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (89.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (91.1% below list).
• Recommended offer: $111k (91.1% below list) — sets the bar for 1% rule.
• Cap rate -0.3% vs local median 3.6% in Corpus Christi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $38k 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 933 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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.
• Current owner paid $150k; list at $1.25M implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $111,098 (91.1% 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 933 days. Have you received any prior offers? Is the seller open to a 91% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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: 0.09% ✗
• Cap rate: -0.32%
• Cash-on-cash: -23.63%
• DSCR: -0.05
• GRM: 93.8

CMA / ARV

• ARV (median comp): $307,214
• List price: $1,250,000
• Delta: 306.88%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -68.5%
• Equity multiple: -0.84×
• Total profit: $-642,698
• Equity at exit: $186,379

10-year hold

• IRR: —
• Equity multiple: -2.23×
• Total profit: $-1,129,927
• Equity at exit: $108,077

Cash invested: $350,000 (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: 93.8×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$692 /mo · $8,309/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-6,891

Break-even live

Break-even rent $9,833

Max offer price $127,001

Occupancy floor —

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3613 Crestbrook Ct Unit 4 Corpus Christi, TX	2.0	2.0	4628	$925	$0.20	43d	1	0.06mi
5735 Crestmore Dr Corpus Christi, TX	2.0	2.0	3942	$1,000	$0.25	43d	1	0.52mi
5723 Crestmore Dr Corpus Christi, TX	2.0	2.0	4200	$1,050	$0.25	43d	1	0.52mi

Listing history 40 events

1. 2026-06-18
   days on market $1,250,000 Active 933 DOM
2. 2026-06-17
   days on market $1,250,000 Active 932 DOM
3. 2026-06-16
   days on market $1,250,000 Active 931 DOM
4. 2026-06-15
   days on market $1,250,000 Active 930 DOM
5. 2026-06-14
   days on market $1,250,000 Active 928 DOM
6. 2026-06-10
   days on market $1,250,000 Active 925 DOM
7. 2026-06-09
   days on market $1,250,000 Active 924 DOM
8. 2026-06-08
   days on market $1,250,000 Active 923 DOM
9. 2026-06-07
   days on market $1,250,000 Active 922 DOM
10. 2026-06-05
    days on market $1,250,000 Active 919 DOM
11. 2026-06-03
    days on market $1,250,000 Active 918 DOM
12. 2026-06-02
    days on market $1,250,000 Active 917 DOM
13. 2026-06-01
    days on market $1,250,000 Active 916 DOM
14. 2026-05-31
    days on market $1,250,000 Active 915 DOM
15. 2026-05-30
    days on market $1,250,000 Active 914 DOM
16. 2024-06-09
    status Active 800-char remark

    Show marketing remark (800 chars)

    A VERY well-maintained three property package all next door to each other on a cul-de-sac comprises 14 units @ approximately 11,681 Sq Ft in total and 100% leased out with solid rents. These properties are preferred to be sold as a package. 3618 Crestbrook is 4 two-bedroom units with two with full baths & two with 1.5 baths. 3622 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two bathrooms. 3625 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two 1.5 bathrooms. Most units have private washer and dryer connections. 3622 & 3625 provide covered parking. Roof Ages: 3618 @ 2016/3622 @ 2010/3625 @ 2016. All Units have Central HVAC Installed.

17. 2024-03-27
    status Pending 800-char remark

    Show marketing remark (800 chars)

    A VERY well-maintained three property package all next door to each other on a cul-de-sac comprises 14 units @ approximately 11,681 Sq Ft in total and 100% leased out with solid rents. These properties are preferred to be sold as a package. 3618 Crestbrook is 4 two-bedroom units with two with full baths & two with 1.5 baths. 3622 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two bathrooms. 3625 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two 1.5 bathrooms. Most units have private washer and dryer connections. 3622 & 3625 provide covered parking. Roof Ages: 3618 @ 2016/3622 @ 2010/3625 @ 2016. All Units have Central HVAC Installed.

18. 2024-02-28
    historical Active Under Contract 800-char remark

    Show marketing remark (800 chars)

    A VERY well-maintained three property package all next door to each other on a cul-de-sac comprises 14 units @ approximately 11,681 Sq Ft in total and 100% leased out with solid rents. These properties are preferred to be sold as a package. 3618 Crestbrook is 4 two-bedroom units with two with full baths & two with 1.5 baths. 3622 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two bathrooms. 3625 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two 1.5 bathrooms. Most units have private washer and dryer connections. 3622 & 3625 provide covered parking. Roof Ages: 3618 @ 2016/3622 @ 2010/3625 @ 2016. All Units have Central HVAC Installed.

19. 2023-12-03
    price $1,250,000 800-char remark

    Show marketing remark (800 chars)

    A VERY well-maintained three property package all next door to each other on a cul-de-sac comprises 14 units @ approximately 11,681 Sq Ft in total and 100% leased out with solid rents. These properties are preferred to be sold as a package. 3618 Crestbrook is 4 two-bedroom units with two with full baths & two with 1.5 baths. 3622 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two bathrooms. 3625 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two 1.5 bathrooms. Most units have private washer and dryer connections. 3622 & 3625 provide covered parking. Roof Ages: 3618 @ 2016/3622 @ 2010/3625 @ 2016. All Units have Central HVAC Installed.

20. 2023-09-11
    listed $1,300,000 Active 800-char remark

    Show marketing remark (800 chars)

    A VERY well-maintained three property package all next door to each other on a cul-de-sac comprises 14 units @ approximately 11,681 Sq Ft in total and 100% leased out with solid rents. These properties are preferred to be sold as a package. 3618 Crestbrook is 4 two-bedroom units with two with full baths & two with 1.5 baths. 3622 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two bathrooms. 3625 Crestbrook is 5 units consisting of 3 units with one bedroom and one bathroom, as well as 2 units with two bedrooms and two 1.5 bathrooms. Most units have private washer and dryer connections. 3622 & 3625 provide covered parking. Roof Ages: 3618 @ 2016/3622 @ 2010/3625 @ 2016. All Units have Central HVAC Installed.

21. 2019-01-07
    historical 492-char remark

    Show marketing remark (492 chars)

    Four plex located on cul-de-sac. With alley in rear for parking. Owners garage for storage. Covered parking. Four units all two bedroom, one bath with washer/dryer hookups. Units are updated. And the property is fully rented. Some units are section 8. Two of the units are currently rented for $950.00 a month and two are rented for $850.00 a month. 3622 & 3625 Crestbrook also for sale. Tenant pays electric and landlord pays water. Being sold in a group with 3622 and 3625 Crestbrook.

22. 2018-12-31
    soldstatus Closed 492-char remark

    Show marketing remark (492 chars)

    Four plex located on cul-de-sac. With alley in rear for parking. Owners garage for storage. Covered parking. Four units all two bedroom, one bath with washer/dryer hookups. Units are updated. And the property is fully rented. Some units are section 8. Two of the units are currently rented for $950.00 a month and two are rented for $850.00 a month. 3622 & 3625 Crestbrook also for sale. Tenant pays electric and landlord pays water. Being sold in a group with 3622 and 3625 Crestbrook.

23. 2018-10-17
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Four plex located on cul-de-sac. With alley in rear for parking. Owners garage for storage. Covered parking. Four units all two bedroom, one bath with washer/dryer hookups. Units are updated. And the property is fully rented. Some units are section 8. Two of the units are currently rented for $950.00 a month and two are rented for $850.00 a month. 3622 & 3625 Crestbrook also for sale. Tenant pays electric and landlord pays water. Being sold in a group with 3622 and 3625 Crestbrook.

24. 2018-10-01
    historical Option Period 492-char remark

    Show marketing remark (492 chars)

    Four plex located on cul-de-sac. With alley in rear for parking. Owners garage for storage. Covered parking. Four units all two bedroom, one bath with washer/dryer hookups. Units are updated. And the property is fully rented. Some units are section 8. Two of the units are currently rented for $950.00 a month and two are rented for $850.00 a month. 3622 & 3625 Crestbrook also for sale. Tenant pays electric and landlord pays water. Being sold in a group with 3622 and 3625 Crestbrook.

25. 2018-07-31
    listed $219,000 Active 492-char remark

    Show marketing remark (492 chars)

    Four plex located on cul-de-sac. With alley in rear for parking. Owners garage for storage. Covered parking. Four units all two bedroom, one bath with washer/dryer hookups. Units are updated. And the property is fully rented. Some units are section 8. Two of the units are currently rented for $950.00 a month and two are rented for $850.00 a month. 3622 & 3625 Crestbrook also for sale. Tenant pays electric and landlord pays water. Being sold in a group with 3622 and 3625 Crestbrook.

26. 2015-12-30
    historical
27. 2015-07-15
    listed $229,900 Active
28. 2014-09-24
    soldstatus
29. 2014-09-22
    soldstatus
30. 2013-05-29
    listed $190,000
31. 2010-05-28
    soldstatus
32. 2010-05-28
    soldstatus
33. 2009-01-02
    listed $159,900
34. 2008-03-26
    listed $189,500
35. 2007-11-02
    listed $205,000
36. 2006-11-14
    listed $199,000
37. 2004-09-17
    soldstatus
38. 2004-09-13
    soldstatus
39. 2002-11-27
    listed $199,900
40. 1997-01-01
    soldstatus $150,000

ⓘ 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: $8,309 · $692/mo
• Projected year-2 tax: $22,875 · $1,906/mo
• Expected delta: +$14,566/yr (+$1,214/mo · 175.3%)

ⓘ 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 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: $13,332
• − Mortgage interest: −$70,019
• − Property taxes: −$8,309
• − Insurance: −$6,250
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$36,364
• Taxable loss: −$109,743
• Est. tax savings @ 24.0%: +$26,338
• After-tax cash flow: $-56,350/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

+733.3% since first listed

25 events — show timeline

• 2024-06-09 Relisted — CBMLS
• 2024-03-27 Pending — CBMLS
• 2024-02-28 Contingent — CBMLS
• 2023-12-03 Price Changed $1,250,000 CBMLS
• 2023-09-11 Listed $1,300,000 CBMLS
• 2019-01-07 Delisted — CBMLS
• 2018-12-31 Sold (MLS) — CBMLS
• 2018-10-17 Pending — CBMLS
• 2018-10-01 Contingent — CBMLS
• 2018-07-31 Listed $219,000 CBMLS
• 2015-12-30 Delisted — CBMLS
• 2015-07-15 Listed $229,900 CBMLS
• 2014-09-24 Sold (Public Records) — Public Records
• 2014-09-22 Sold (MLS) — CBMLS
• 2013-05-29 Listed $190,000 CBMLS
• 2010-05-28 Sold (Public Records) — Public Records
• 2010-05-28 Sold (MLS) — CBMLS
• 2009-01-02 Listed $159,900 CBMLS
• 2008-03-26 Listed $189,500 CBMLS
• 2007-11-02 Listed $205,000 CBMLS
• 2006-11-14 Listed $199,000 CBMLS
• 2004-09-17 Sold (Public Records) — Public Records
• 2004-09-13 Sold (MLS) — CBMLS
• 2002-11-27 Listed $199,900 CBMLS
• 1997-01-01 Sold (Public Records) $150,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $8,309 · +15.8% YoY. Source: county tax records.