1213 Whitaker Dr · Corpus Christi, TX 78412

$139,900

2 bd · 1.0 ba · 803 sqft · SingleFamily public records · 7 Days on market

Built 1954 6,874 sqft lot Est $135k · at est.

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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 +15.3/30.0
• ARV discount +5.8/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready, fresh paint, new roof (June 2026) located in the Bay Area/ Oso Place subdivision close to shopping schools and S. Padre Island Drive/ Airline Rd. Real hardwood floors, tile floored kitchen with a gas range and refrigerator. Situated on a tree shaded large lot with plenty of backyard space.

Key facts

• Real hardwood floors
• Large lot
• Refrigerator

Tags

• NEW ROOF
• REAL HARDWOOD FLOORS
• TILE FLOORED KITCHEN
• GAS RANGE
• REFRIGERATOR
• LARGE LOT

Property features AI

Exterior

• Parking: Attached carport with front entry
• Utilities: Public water; Public sewer
• Home design: Single-story; Frame construction; Shingle roof; Pillar/post/pier foundation
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation
• Exterior features: Chain-link fencing; Interior lot

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Window coverings and treatments
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $50 ($605/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (7.8% below list).
• Recommended offer: $129k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); King H S (math 35% / reading 36%, grade F, #941 of 1,632 statewide, top 58%, 1,400 students, 63% FRL) — zoned schools average 47% FRL vs 63% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 33% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.5%/yr); 212 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $47k; list at $140k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,920 (7.8% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $134,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Prince Dr	0.11mi	2/1.0	816 (+2%)	14mo	$145,000	$178	81
1005 Ronald Dr	0.28mi	2/1.0	860 (+7%)	9mo	$129,500	$151	68
1222 Nancy St	0.24mi	3/1.0 (+1)	879 (+10%)	7mo	$135,000	$154	62
1415 Woodlawn Dr	0.52mi	2/1.0	756 (-6%)	12mo	$84,900	$112	56
1145 Clare Dr	0.38mi	2/1.0	864 (+8%)	17mo	$144,900	$168	56
1021 Burr Dr	0.27mi	3/1.0 (+1)	913 (+14%)	9mo	$179,900	$197	52
5734 Bobalo Dr	0.46mi	2/1.0	888 (+11%)	12mo	$119,900	$135	51
5725 Park St	0.51mi	2/1.0	864 (+8%)	16mo	$126,000	$146	50
953 Lum Ave	0.69mi	2/1.0	888 (+11%)	6mo	$149,900	$169	45
1217 Belmeade Dr	0.30mi	3/1.0 (+1)	909 (+13%)	18mo	$100,000	$110	44
1154 Arnold Dr	0.45mi	3/1.0 (+1)	901 (+12%)	14mo	$175,000	$194	42
5641 Cordelia St	0.49mi	2/1.0	910 (+13%)	21mo	$167,500	$184	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-23,214
• Equity at exit: $20,860

10-year hold

• IRR: -16.2%
• Equity multiple: 0.22×
• Total profit: $-30,596
• Equity at exit: $12,096

Cash invested: $39,172 (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 78412

• Rents YoY: -1.5%
• Active inventory: 212
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$734
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $50

Break-even live

Break-even rent $1,225

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $90	+0% $50	+5% $11	+10% $-29
Rent	-10% $-51	-5% $0	+0% $50	+5% $101	+10% $152
Rate	-1.0pp $121	-0.5pp $86	base $50	+0.5pp $14	+1.0pp $-23

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	15d	1	0.60mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	45d	1	0.70mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	15d	20	0.82mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,125	$1.42	15d	19	0.89mi
6136 Hidden Cv Corpus Christi, TX	2.0	1.5	1047	$1,450	$1.38	45d	1	0.92mi
6118 Hidden Cv Corpus Christi, TX	2.0	1.0	991	$1,050	$1.06	45d	1	0.92mi
2058 Hidden Lk Corpus Christi, TX	2.0	1.0	991	$1,200	$1.21	23d	1	0.96mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$1,609	$1.27	15d	17	1.02mi
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	15d	31	1.03mi
6620 Hardwick Dr Corpus Christi, TX	2.0	1.0	1000	$1,250	$1.25	45d	1	1.03mi
5808 S Alameda St Unit 5826B Corpus Christi, TX	1.0	1.0	675	$1,020	$1.51	23d	1	1.13mi
5808 S Alameda St Corpus Christi, TX	1.0–2.0	1.0	803	$1,199	$1.49	15d	2	1.13mi
5808 S Alameda St Unit 5822A Corpus Christi, TX	2.0	1.0	931	$1,199	$1.29	23d	1	1.13mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	23d	1	1.19mi
417 Whitehall Dr Corpus Christi, TX	3.0	1.0	969	$1,395	$1.44	45d	1	1.24mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	45d	1	1.24mi
312 Glenmore St Corpus Christi, TX	1.0	1.0	680	$1,300	$1.91	15d	1	1.32mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,306	$1.52	45d	1	1.38mi
5002 Bevly Dr Unit B Corpus Christi, TX	2.0	1.0	550	$699	$1.27	23d	1	1.40mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	23d	5	1.41mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$992	$1.15	15d	22	1.41mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	45d	1	1.42mi
1011 Ennis Joslin Rd #212 Corpus Christi, TX	1.0	1.0	671	$1,200	$1.79	45d	1	1.42mi

Listing history 7 events

1. 2026-06-21
   remarks 305-char remark
2. 2026-06-21
   days on market $139,900 Active 7 DOM
3. 2026-06-18
   days on market $139,900 Active 4 DOM
4. 2026-06-17
   days on market $139,900 Active 3 DOM
5. 2026-06-16
   days on market $139,900 Active 2 DOM
6. 2026-06-15
   remarks 293-char remark
7. 2026-06-15
   listed $139,900 Active 1 DOM

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$447/yr (+$37/mo · 21.2%)

ⓘ 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 7 d/yr ≥107°F today · 27 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: $15,470
• − Mortgage interest: −$7,837
• − Property taxes: −$2,113
• − Insurance: −$700
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,070
• Taxable loss: −$1,724
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $1,019/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% Vietnamese 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

+210.9% since first listed

9 events — show timeline

• 2026-06-11 Listed $139,900 CBMLS
• 2022-08-01 Listed $155,000 CBMLS
• 2010-01-12 Listed $70,999 CBMLS
• 2008-09-17 Listed $79,900 CBMLS
• 2007-09-22 Listed $79,900 CBMLS
• 2001-11-13 Sold (Public Records) $46,800 Public Records
• 2000-08-01 Sold (MLS) — CBMLS
• 2000-05-18 Listed $49,900 CBMLS
• 1998-09-22 Listed $45,000 CBMLS

Property tax history

+4.7%/yr

Latest (2025): $2,113 · -0.6% YoY. Source: county tax records.