5309 Betty Jean Dr · Corpus Christi, TX 78411

$108,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 97 Days on market

Built 1960 7,139 sqft lot $173/sqft · 31% below area Est $156k · 31% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.9/10.0
• 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 MLS

Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

Key facts

• Garage
• Large lot
• Spacious lot

Tags

• LARGE LOT
• PRIME LOCATION
• INVESTMENT POTENTIAL
• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $747 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $42k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $108k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.19% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (median comp): $156,377
• List price: $108,000
• Delta: -30.94%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.91% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,011
• Equity at exit: $16,103

10-year hold

• IRR: 17.1%
• Equity multiple: 2.75×
• Total profit: $52,905
• Equity at exit: $9,338

Cash invested: $30,240 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$566
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $233

Break-even live

Break-even rent $985

Max offer price $108,000

Occupancy floor 77%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,315	$1.42	13d	16	0.67mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,306	$1.52	43d	1	0.68mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	13d	20	0.70mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	13d	1	0.77mi
5401 Burnham Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	801	$1,499	$1.87	13d	10	0.77mi
5002 Bevly Dr Unit B Corpus Christi, TX	2.0	1.0	550	$699	$1.27	21d	1	0.85mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	43d	1	1.21mi
5430 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.5	1050	$1,414	$1.35	43d	45	1.45mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,125	$1.42	13d	19	1.46mi
4040 Schanen Blvd Corpus Christi, TX	1.0–2.0	1.0–2.0	772	$774	$1.00	43d	15	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $108,000 Active 97 DOM
2. 2026-06-17
   days on market $108,000 Active 96 DOM
3. 2026-06-16
   days on market $108,000 Active 95 DOM
4. 2026-06-15
   days on market $108,000 Active 94 DOM
5. 2026-06-14
   days on market $108,000 Active 92 DOM
6. 2026-06-10
   days on market $108,000 Active 89 DOM
7. 2026-06-09
   days on market $108,000 Active 88 DOM
8. 2026-06-08
   days on market $108,000 Active 87 DOM
9. 2026-06-07
   days on market $108,000 Active 86 DOM
10. 2026-06-05
    days on market $108,000 Active 83 DOM
11. 2026-06-03
    days on market $108,000 Active 82 DOM
12. 2026-06-02
    days on market $108,000 Active 81 DOM
13. 2026-06-01
    days on market $108,000 Active 80 DOM
14. 2026-05-31
    days on market $108,000 Active 79 DOM
15. 2026-05-30
    days on market $108,000 Active 78 DOM
16. 2026-05-13
    status Active 505-char remark

    Show marketing remark (505 chars)

    Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

17. 2026-04-26
    status Pending 505-char remark

    Show marketing remark (505 chars)

    Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

18. 2026-04-20
    historical 505-char remark

    Show marketing remark (505 chars)

    Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

19. 2026-03-24
    price $108,000 505-char remark

    Show marketing remark (505 chars)

    Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

20. 2026-03-07
    price $129,000 505-char remark

    Show marketing remark (505 chars)

    Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

21. 2026-02-19
    listed $150,000 Active 505-char remark

    Show marketing remark (505 chars)

    Large Lot + Prime Location + Investment Potential! Centrally located 2-bedroom, 1-bath home on a spacious lot near shopping, dining and major roadways. Livable as-is with a functional layout and a garage that shows signs of a previous or partial apartment conversion. Home was previously used as a rental, located in a short-term allowed area. The roof was redone in 2015. Homes in this area can be zoned commercial with city's approval! Great opportunity to add value in a prime Corpus Christi location.

22. 2022-01-21
    soldstatus
23. 2006-06-15
    soldstatus
24. 1999-09-13
    soldstatus 265-char remark

    Show marketing remark (265 chars)

    CONVENIENT LOCATION ONE BLOCK FROM MOORE PLAZA ALLOWS OCCUPANTS TO WALK TO WORK AT THE CITY'S BEST SHOPPING CENTER. LARGE LOT MIGHT HAVE SOME FUTURE COMMERCIAL USE. ZONED RESIDENTIAL. VACANT/LOCKBOX. SOME REPAIRS IN PROCESS. SELLER WOULD DO LENDER REQUIRED REPAIRS.

25. 1999-09-13
    soldstatus $44,000

    Show marketing remark (265 chars)

    CONVENIENT LOCATION ONE BLOCK FROM MOORE PLAZA ALLOWS OCCUPANTS TO WALK TO WORK AT THE CITY'S BEST SHOPPING CENTER. LARGE LOT MIGHT HAVE SOME FUTURE COMMERCIAL USE. ZONED RESIDENTIAL. VACANT/LOCKBOX. SOME REPAIRS IN PROCESS. SELLER WOULD DO LENDER REQUIRED REPAIRS.

26. 1999-05-17
    listed $45,000 265-char remark

    Show marketing remark (265 chars)

    CONVENIENT LOCATION ONE BLOCK FROM MOORE PLAZA ALLOWS OCCUPANTS TO WALK TO WORK AT THE CITY'S BEST SHOPPING CENTER. LARGE LOT MIGHT HAVE SOME FUTURE COMMERCIAL USE. ZONED RESIDENTIAL. VACANT/LOCKBOX. SOME REPAIRS IN PROCESS. SELLER WOULD DO LENDER REQUIRED REPAIRS.

27. 1996-06-04
    soldstatus
28. 1996-04-12
    listed $30,000

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $15,360
• − Mortgage interest: −$6,050
• − Property taxes: −$2,003
• − Insurance: −$540
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,142
• Taxable income: $1,168
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,515/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

+260.0% since first listed

13 events — show timeline

• 2026-05-13 Relisted — CBMLS
• 2026-04-26 Pending — CBMLS
• 2026-04-20 Delisted — CBMLS
• 2026-03-24 Price Changed $108,000 CBMLS
• 2026-03-07 Price Changed $129,000 CBMLS
• 2026-02-19 Listed $150,000 CBMLS
• 2022-01-21 Sold (Public Records) — Public Records
• 2006-06-15 Sold (Public Records) — Public Records
• 1999-09-13 Sold (Public Records) $44,000 Public Records
• 1999-09-13 Sold (MLS) — CBMLS
• 1999-05-17 Listed $45,000 CBMLS
• 1996-06-04 Sold (MLS) — CBMLS
• 1996-04-12 Listed $30,000 CBMLS

Property tax history

+5.9%/yr

Latest (2025): $2,003 · +22.1% YoY. Source: county tax records.