4310 Fir St · Corpus Christi, TX 78411

$125,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 17 Days on market

Built 1952 6,020 sqft lot Est $162k · 23% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• 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

This two-bedroom, one-bath property presents a solid opportunity for buyers seeking a home with renovation potential. The price reflects the property’s current condition, and the home is being sold as-is. Situated on a 51 x 118 lot and located near parks, schools, and Ocean Drive, it offers convenient access to everyday amenities and surrounding neighborhood features. The property will require updates and improvements, making it especially well-suited for investors, renovators, or owner-occupants interested in adding value over time. With thoughtful improvements, the home has the potential to serve as a comfortable primary residence, a rental property, or a resale project. Concrete dr

Key facts

• Near schools
• 51 x 118 lot
• Near parks

Tags

• 51 X 118 LOT
• NEAR PARKS
• NEAR SCHOOLS
• CONCRETE DRIVEWAY
• BACKYARD GREAT FOR BOAT

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story property; Entry level: 1
• Construction: Wood siding construction; Shingle roof; Pillar/post/pier foundation; Built as a 1-story structure
• Exterior features: Wood fencing; No additional exterior features listed

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Hardwood flooring; Other interior features
• 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 $125k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $124k (1.1% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $864 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $125k implies a 278% gain — meaningful room to come down on a strong offer.

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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $162,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4329 Fir St	0.05mi	2/1.0	780 (-4%)	3mo	$157,000	$201	89
4409 Cherry St	0.16mi	2/1.0	828 (+2%)	7mo	$177,000	$214	83
3605 Chestnut St	0.24mi	2/1.0	775 (-4%)	1mo	$129,990	$168	82
3913 Chestnut St	0.25mi	2/1.0	817 (+1%)	8mo	$130,000	$159	79
4325 Kirkwood Dr	0.44mi	2/1.0	812 (+0%)	4mo	$139,900	$172	75
3606 Harris Dr	0.21mi	2/1.0	778 (-4%)	14mo	$149,000	$192	73
3917 Chestnut St	0.26mi	2/1.0	853 (+6%)	16mo	$172,500	$202	65
4625 Cosner Dr	0.62mi	2/1.0	752 (-7%)	4mo	$174,900	$233	56
1005 Anderson St	0.72mi	2/1.0	849 (+5%)	12mo	$175,000	$206	48
3814 Willow St	0.59mi	2/1.0	864 (+7%)	19mo	$138,700	$161	46
4849 Carroll Ln	0.71mi	2/1.0	883 (+9%)	13mo	$156,000	$177	40
4914 Monitor St	0.74mi	2/2.5	864 (+7%)	11mo	$178,500	$207	39

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,814
• Equity at exit: $18,638

10-year hold

• IRR: 9.8%
• Equity multiple: 1.92×
• Total profit: $32,292
• Equity at exit: $10,808

Cash invested: $35,000 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$656
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $110

Break-even live

Break-even rent $1,097

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	44d	1	0.05mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	21d	1	0.18mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	44d	1	0.49mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	44d	1	0.49mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	44d	1	0.49mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	44d	1	0.51mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	44d	1	0.64mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	0.71mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	44d	2	0.74mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	14d	1	0.76mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	14d	1	0.84mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	21d	1	0.88mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	44d	1	0.88mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	44d	1	0.88mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	44d	1	1.05mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	1.06mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	44d	1	1.07mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	1.08mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	44d	1	1.11mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	44d	1	1.13mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	44d	1	1.14mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	44d	1	1.16mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	44d	1	1.17mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	21d	1	1.21mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	21d	1	1.21mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	14d	1	1.28mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	14d	1	1.29mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	44d	1	1.39mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 17 DOM
2. 2026-06-17
   days on market $125,000 Active 16 DOM
3. 2026-06-16
   days on market $125,000 Active 15 DOM
4. 2026-06-15
   days on market $125,000 Active 14 DOM
5. 2026-06-14
   days on market $125,000 Active 12 DOM
6. 2026-06-10
   days on market $125,000 Active 9 DOM
7. 2026-06-09
   days on market $125,000 Active 8 DOM
8. 2026-06-08
   days on market $125,000 Active 7 DOM
9. 2026-06-07
   days on market $125,000 Active 6 DOM
10. 2026-06-05
    days on market $125,000 Active 3 DOM
11. 2026-06-03
    days on market $125,000 Active 2 DOM
12. 2026-06-01
    remarks 693-char remark
13. 2026-06-01
    listed $125,000 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: $1,904 · $159/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$383/yr (+$32/mo · 20.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,832
• − Mortgage interest: −$7,002
• − Property taxes: −$1,904
• − Insurance: −$625
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,636
• Taxable loss: −$709
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $1,492/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

+278.2% since first listed

2 events — show timeline

• 2026-06-01 Listed $125,000 CBMLS
• 1989-05-05 Sold (Public Records) $33,050 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,904 · +12.0% YoY. Source: county tax records.