13997 Ports O Call Drive, Unit C · Corpus Christi, TX 78418

$210,000

2 bd · 2.5 ba · 1,285 sqft · Townhouse · 20 Days on market

Built 2005 2,226 sqft lot $163/sqft · 39% below area Est $347k · 39% under $400/mo HOA · 17% of rent

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

North Padre Island 2-bed, 2.5-bath, 1-car garage, two-story townhome in the private Bayview at Padre Island Townhomes, featuring a 2025 roof, 2016 AC, updated upstairs flooring (No carpet!), and a thoughtful layout with both bedrooms upstairs separated by a versatile loft—perfect for a home office, play area, or workout space—each with its own full bathroom, plus a convenient half bath downstairs for guests. The bright kitchen boasts granite countertops, a recent stainless-steel refrigerator, and new stainless-steel dishwasher, range, and microwave (all 3 installed 2026), while the downstairs also includes a laundry room and extra storage. Enjoy multiple balconies, a patio, a porch, and a low-maintenance rock yard, along with a rare water view—there’s a canal directly across the street with no homes blocking the scenery. A one-car detached garage sits just steps from the front door, and the unbeatable location places you within walking distance of Billish Park’s playground, volleyball courts, and walking paths, with beaches and boat ramps only minutes away. Commuting is easy too: just 15 minutes to NAS Corpus Christi, CCAD, and Texas A & M–Corpus Christi, and about 30 minutes to major employers, the airport, downtown, and the Port of Corpus Christi. Fridge, washer, and dryer are included! Zoned for the highly regarded Flour Bluff ISD and near Seashore Learning Academy, this rare Island find delivers exceptional value—schedule your showing today before this one is gone!

Key facts

• Bright kitchen
• 2016 ac
• 2025 roof

Tags

• 2025 ROOF
• 2016 AC
• UPDATED UPSTAIRS FLOORING
• VERSATILE LOFT
• BRIGHT KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Part of Bayview At North Padre association; Monthly association fee of $400 covering common areas; Community has curbs and gutters

Exterior

• Parking: Detached garage; Additional parking; Garage (1 space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Has a view; Slab foundation
• Construction: Stucco exterior; Composition roof; Built in 2005
• Exterior features: Deck; Patio; Private yard; Partial fencing; Views

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free‑standing range; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom (Second level); Bedroom (Second level) — 12'2" x 14'5"; Primary bedroom — 16'10" x 14'5"; Two possible bedrooms
• Flooring: Plank flooring; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Has heating and cooling
• Interior features: Breakfast bar; Balcony; Kitchen/family room combo; Primary bath; Walk-in pantry; Separate shower; Tub/shower combination; Window treatments; Ceiling fans; Kitchen/dining combo; Loft
• Laundry & utility: Washer; Dryer; Utility room (First level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (29.2% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $149k (29.2% below list) — sets the bar for cash-flow.
• 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.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 703 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,652 (29.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.14% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

• ARV (median comp): $346,719
• List price: $210,000
• Delta: -39.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15401 Gun Cay Ct #501	0.13mi	2/2.5	1,253 (-2%)	4mo	$299,900	$239	87
15402 Fortuna Bay Dr #2806	0.18mi	2/2.5	1,196 (-7%)	1mo	$365,000	$305	79
15401 Cruiser St Unit A	0.48mi	2/2.0	1,307 (+2%)	12mo	$384,900	$294	63
15617 Cruiser St Unit A	0.52mi	3/2.0 (+1)	1,317 (+2%)	11mo	$419,000	$318	56
15433 Seamount Cay Ct #6	0.15mi	3/2.5 (+1)	1,470 (+14%)	12mo	$327,000	$222	54

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: -34.1%
• Equity multiple: -0.07×
• Total profit: $-62,635
• Equity at exit: $31,312

10-year hold

• IRR: -84.4%
• Equity multiple: -0.84×
• Total profit: $-107,993
• Equity at exit: $18,157

Cash invested: $58,800 (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 78418

• Rents YoY: -0.6%
• Active inventory: 703
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$221 /mo · $2,647/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$400
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-347

Break-even live

Break-even rent $2,830

Max offer price $148,652

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-288	+0% $-347	+5% $-407	+10% $-466
Rent	-10% $-536	-5% $-442	+0% $-347	+5% $-253	+10% $-158
Rate	-1.0pp $-242	-0.5pp $-294	base $-347	+0.5pp $-402	+1.0pp $-457

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15417 Grass Cay Ct Unit G Corpus Christi, TX	2.0	2.5	1350	$1,700	$1.26	45d	1	0.05mi
15516 Spyglass Dr Corpus Christi, TX	2.0	3.0	1198	$2,500	$2.09	45d	1	0.08mi
13966 Fortuna Bay Dr Unit A Corpus Christi, TX	3.0	2.0	1488	$2,100	$1.41	15d	1	0.08mi
14014 Fortuna Bay Dr Corpus Christi, TX	3.0	2.0	1700	$3,800	$2.24	15d	1	0.12mi
15425 Fortuna Bay Dr #307 Corpus Christi, TX	3.0	2.0	1232	$3,100	$2.52	15d	1	0.15mi
15425 Fortuna Bay Dr #303 Corpus Christi, TX	2.0	2.0	1066	$3,400	$3.19	23d	1	0.15mi
15425 Fortuna Bay Dr #308 Corpus Christi, TX	2.0	2.0	1066	$1,950	$1.83	15d	1	0.15mi
15433 Seamount Cay Ct Corpus Christi, TX	3.0	2.5	1470	$2,195	$1.49	15d	1	0.17mi
15422 Seamount Cay Ct #303 Corpus Christi, TX	3.0	2.5	1432	$1,850	$1.29	23d	1	0.21mi
14109 Atascadera Ave Corpus Christi, TX	3.0	2.5	1498	$3,500	$2.34	23d	1	0.38mi
13829 Whitecap Blvd Corpus Christi, TX	3.0	2.0	1521	$2,500	$1.64	45d	1	0.42mi
14157 Whitecap Blvd Corpus Christi, TX	3.0	2.0	1486	$3,500	$2.36	15d	1	0.56mi
13933 Jacktar St Corpus Christi, TX	3.0	2.0	1540	$2,200	$1.43	23d	1	0.58mi
15642 Cruiser St Unit B Corpus Christi, TX	3.0	2.0	1709	$2,200	$1.29	45d	1	0.62mi
14202 Encantada Ave #203 Corpus Christi, TX	3.0	3.5	1700	$2,300	$1.35	45d	1	0.65mi
15310 Tortuga Ct Corpus Christi, TX	3.0	2.0	1630	$2,800	$1.72	15d	1	0.69mi
15102 Dory Dr Corpus Christi, TX	3.0	2.0	1415	$2,500	$1.77	23d	1	0.88mi
13557 Bullion Ct Corpus Christi, TX	3.0	2.0	1740	$3,250	$1.87	45d	1	0.90mi
15326 Bonasse Ct #703 Corpus Christi, TX	2.0	2.0	1614	$1,950	$1.21	15d	1	0.96mi
15326 Bonasse Ct #702 Corpus Christi, TX	2.0	2.5	1438	$2,400	$1.67	15d	1	0.96mi
14861 S Padre Island Dr #113 Corpus Christi, TX	3.0	2.5	1649	$2,000	$1.21	23d	1	1.22mi
15101 Kokomo Dr Unit 101 Corpus Christi, TX	3.0	3.0	1424	$3,500	$2.46	45d	1	1.35mi
15110 Leeward Dr Corpus Christi, TX	3.0	3.0	1583	$2,000	$1.26	45d	1	1.41mi
15006 Aruba Dr Unit I Corpus Christi, TX	3.0	3.0	1538	$2,300	$1.50	15d	1	1.46mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-22
   days on market $210,000 Active 20 DOM
2. 2026-06-18
   days on market $210,000 Active 17 DOM
3. 2026-06-17
   days on market $210,000 Active 16 DOM
4. 2026-06-16
   days on market $210,000 Active 15 DOM
5. 2026-06-15
   days on market $210,000 Active 14 DOM
6. 2026-06-14
   days on market $210,000 Active 12 DOM
7. 2026-06-13
   days on market $210,000 Active 11 DOM
8. 2026-06-10
   days on market $210,000 Active 9 DOM
9. 2026-06-09
   days on market $210,000 Active 8 DOM
10. 2026-06-08
    days on market $210,000 Active 7 DOM
11. 2026-06-07
    days on market $210,000 Active 6 DOM
12. 2026-06-03
    days on market $210,000 Active 2 DOM
13. 2026-06-02
    listing id $210,000 Active 1 DOM
14. 2026-06-01
    days on marketlisting id $210,000 Active 1 DOM

    Show marketing remark (1539 chars)

    North Padre Island 2-bed, 2.5-bath, 1-car garage, two-story townhome in the private Bayview at Padre Island Townhomes, featuring a 2025 roof, 2016 AC, updated upstairs flooring (No carpet!), and a thoughtful layout with both bedrooms upstairs separated by a versatile loft—perfect for a home office, play area, or workout space—each with its own full bathroom, plus a convenient half bath downstairs for guests. The bright kitchen boasts granite countertops, a recent stainless-steel refrigerator, and new stainless-steel dishwasher, range, and microwave (all 3 installed 2026), while the downstairs also includes a laundry room and extra storage. Enjoy multiple balconies, a patio, a porch, and a low-maintenance rock yard, along with a rare water view—there’s a canal directly across the street with no homes blocking the scenery. A one-car detached garage sits just steps from the front door, and the unbeatable location places you within walking distance of Billish Park’s playground, volleyball courts, and walking paths, with beaches and boat ramps only minutes away. Commuting is easy too: just 15 minutes to NAS Corpus Christi, CCAD, and Texas A & M–Corpus Christi, and about 30 minutes to major employers, the airport, downtown, and the Port of Corpus Christi. Fridge, washer, and dryer are included! Zoned for the highly regarded Flour Bluff ISD and near Seashore Learning Academy, this rare Island find delivers exceptional value—schedule your showing today before this one is gone!

15. 2026-05-31
    days on market $210,000 Active 56 DOM
16. 2026-05-30
    days on market $210,000 Active 55 DOM
17. 2026-04-05
    listed $210,000 Active 1009-char remark
18. 2026-04-05
    listed $210,000 Active 1590-char remark
19. 2026-04-05
    price $210,000
20. 2026-04-05
    price $210,000
21. 2026-04-04
    historical
22. 2026-03-21
    price $214,000
23. 2026-03-21
    price $214,000
24. 2026-02-18
    listed $215,000 Active
25. 2026-02-17
    listed $215,000 Active
26. 2006-03-06
    soldstatus
27. 2006-03-01
    soldstatus
28. 2005-11-09
    listed $149,900
29. 2005-05-09
    listed $144,900

ⓘ 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: $2,647 · $221/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$1,196/yr (+$100/mo · 45.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $28,688
• − Mortgage interest: −$11,763
• − Property taxes: −$2,647
• − Insurance: −$6,169
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$4,800
• − Depreciation: −$6,109
• Taxable loss: −$7,390
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-2,394/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: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 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): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 808.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• 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

+44.9% since first listed

16 events — show timeline

• 2026-06-01 Listed $210,000 HARMLS
• 2026-06-01 Listed $210,000 CBMLS
• 2026-05-31 Listing Removed — HARMLS
• 2026-04-05 Listed $210,000 HARMLS
• 2026-04-05 Listed $210,000 CBMLS
• 2026-04-05 Price Changed $210,000 HARMLS
• 2026-04-05 Price Changed $210,000 CBMLS
• 2026-04-04 Listing Removed — HARMLS
• 2026-03-21 Price Changed $214,000 CBMLS
• 2026-03-21 Price Changed $214,000 HARMLS
• 2026-02-18 Listed $215,000 HARMLS
• 2026-02-17 Listed $215,000 CBMLS
• 2006-03-06 Sold (Public Records) — Public Records
• 2006-03-01 Sold (MLS) — CBMLS
• 2005-11-09 Listed $149,900 CBMLS
• 2005-05-09 Listed $144,900 CBMLS

Property tax history

-0.4%/yr

Latest (2025): $2,647 · +5.7% YoY. Source: county tax records.