Beckman Plan · Corpus Christi, TX 78414

$251,999

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 634 Days on market

Excellent condition ↓ 6% since listing

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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).

• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• 2 garage spots
• Listed 634 days

Tags

• SCENIC LOCAL COMMUNITY
• AMPLE OUTDOOR RECREATION

🏗️ New construction. The $251,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,172.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (17.3% below list).
• Recommended offer: $208k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 (+1.9%/yr); 610 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 634 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $208,360 (17.3% 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 634 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $275,172
• List price: $251,999
• Delta: -8.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7805 Thor Dr	0.11mi	3/2.0	1,260 (0%)	1mo	$234,999	$187	94
7821 Thor Dr	0.11mi	3/2.0	1,260 (0%)	2mo	$244,999	$194	93
7801 Doctor Strange Dr	0.08mi	3/2.0	1,256 (-0%)	3mo	$247,900	$197	93
7718 Thor Dr	0.09mi	3/2.0	1,260 (0%)	3mo	$234,999	$187	93
7814 Thor Dr	0.09mi	3/2.0	1,260 (0%)	5mo	$255,999	$203	91
7818 Doctor Strange Dr	0.04mi	3/2.0	1,214 (-4%)	3mo	$239,900	$198	90
7705 Pruet Dr	0.49mi	3/2.0	1,374 (+9%)	2mo	$272,500	$198	60
7713 Bronco Buster Dr	0.36mi	3/2.0	1,427 (+13%)	3mo	$279,900	$196	59
7613 Bullrider Dr	0.51mi	3/2.0	1,393 (+11%)	0mo	$272,000	$195	58
7613 Rustler	0.47mi	3/2.0	1,388 (+10%)	6mo	$275,000	$198	56
7518 Loyd Neal Dr	0.57mi	3/2.0	1,393 (+11%)	1mo	$270,000	$194	55
7326 Cattlemen Dr	0.63mi	3/2.0	1,415 (+12%)	3mo	$296,890	$210	48

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.18×
• Total profit: $-63,037
• Equity at exit: $41,029

10-year hold

• IRR: -22.7%
• Equity multiple: -0.10×
• Total profit: $-84,560
• Equity at exit: $23,792

Cash invested: $77,048 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 610
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,443
• Tax est. 1.5%: −$344 /mo · $4,128/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-256

Break-even live

Break-even rent $2,407

Max offer price $238,185

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: $68,793
• Closing costs: $8,255
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7818 Doctor Strange Dr Corpus Christi, TX	3.0	2.0	1214	$2,000	$1.65	43d	1	0.03mi
7705 Wonder Woman Dr Corpus Christi, TX	3.0	2.0	1663	$2,000	$1.20	13d	1	0.11mi
7702 Spiderman Dr Corpus Christi, TX	4.0	2.0	1639	$2,400	$1.46	21d	1	0.14mi
7713 Lariat Toss Dr Corpus Christi, TX	3.0	2.0	1518	$2,300	$1.52	43d	1	0.39mi
7610 Rustler Ln Corpus Christi, TX	3.0	2.0	1584	$2,150	$1.36	21d	1	0.47mi
7822 Fort Griffen Dr Corpus Christi, TX	3.0	2.0	1618	$2,100	$1.30	13d	1	0.60mi
7230 Tristan Dr Corpus Christi, TX	4.0	2.0	1838	$2,395	$1.30	43d	1	0.66mi
3810 Los Arroyos Dr Corpus Christi, TX	3.0	2.0	1578	$2,300	$1.46	21d	1	1.08mi
3617 Garnet Ct Corpus Christi, TX	4.0	2.0	1758	$2,125	$1.21	43d	1	1.28mi
7001 Lipes Blvd Unit 1009 Corpus Christi, TX	2.0	2.0	1040	$1,000	$0.96	43d	1	1.35mi
8001 Rock Crest Dr Corpus Christi, TX	3.0	2.0	1320	$1,950	$1.48	43d	1	1.36mi
8226 Excalibur Rd Corpus Christi, TX	3.0	2.0	1792	$2,250	$1.26	13d	1	1.43mi
7001 Lipes Blvd Apt 507 Corpus Christi, TX	2.0	2.0	1040	$1,200	$1.15	43d	1	1.45mi
7001 Lipes Blvd Apt 308 Corpus Christi, TX	3.0	2.0	1350	$1,450	$1.07	13d	1	1.45mi
7933 Wolverine Dr Corpus Christi, TX	3.0	2.0	1352	$1,750	$1.29	43d	1	1.47mi
7818 Impala Dr Corpus Christi, TX	3.0	2.0	1255	$1,725	$1.37	43d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   price $251,999 Active 634 DOM
2. 2026-06-18
   days on market $251,499 Active 634 DOM
3. 2026-06-17
   days on market $251,499 Active 633 DOM
4. 2026-06-16
   days on market $251,499 Active 632 DOM
5. 2026-06-15
   days on market $251,499 Active 631 DOM
6. 2026-06-14
   pricedays on market $251,499 Active 629 DOM
7. 2026-06-10
   days on market $250,499 Active 626 DOM
8. 2026-06-09
   days on market $250,499 Active 625 DOM
9. 2026-06-08
   pricedays on market $250,499 Active 624 DOM
10. 2026-06-07
    days on market $249,999 Active 623 DOM
11. 2026-06-05
    days on market $249,999 Active 620 DOM
12. 2026-06-03
    days on market $249,999 Active 619 DOM
13. 2026-06-02
    days on market $249,999 Active 618 DOM
14. 2026-06-01
    days on market $249,999 Active 617 DOM
15. 2026-05-31
    days on market $249,999 Active 616 DOM
16. 2026-05-30
    days on market $249,999 Active 615 DOM
17. 2026-04-17
    price $249,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

18. 2026-02-22
    price $254,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

19. 2026-02-13
    price $259,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

20. 2025-10-12
    price $264,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

21. 2025-10-06
    price $261,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

22. 2025-10-04
    price $256,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

23. 2025-09-28
    price $254,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

24. 2025-02-08
    status Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

25. 2025-02-07
    historical 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

26. 2025-01-11
    price $249,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

27. 2024-11-23
    price $254,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

28. 2024-11-16
    price $259,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

29. 2024-09-21
    listed $264,999 Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,003
• − Mortgage interest: −$15,414
• − Property taxes: −$4,128
• − Insurance: −$1,376
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$8,005
• Taxable loss: −$7,920
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $-1,167/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-family home in Corpus Christi, TX, is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior — Enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 54,263
• Household income: $98,771
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1167.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 33% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 46% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 24% Other Indo-European 2% Chinese 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: ▼ -40.16%
• Current HPI: 182.3229
• Rent YoY: ▲ 1.94%
• 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

-5.7% since first listed

13 events — show timeline

• 2026-04-17 Price Changed $249,999 Zillow
• 2026-02-22 Price Changed $254,999 Zillow
• 2026-02-13 Price Changed $259,999 Zillow
• 2025-10-12 Price Changed $264,999 Zillow
• 2025-10-06 Price Changed $261,999 Zillow
• 2025-10-04 Price Changed $256,999 Zillow
• 2025-09-28 Price Changed $254,999 Zillow
• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2025-01-11 Price Changed $249,999 Zillow
• 2024-11-23 Price Changed $254,999 Zillow
• 2024-11-16 Price Changed $259,999 Zillow
• 2024-09-21 Listed $264,999 Zillow