4613 Valdez Dr · Corpus Christi, TX 78416

$72,250

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 22 Days on market

Built 1900 5,250 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investment opportunity at 4613 Valdez! This charming home offers spacious living areas, original character, mature trees, covered parking, and plenty of potential to make it your own. Conveniently located near shopping, schools, and downtown Corpus Christi. Perfect for investors, rental portfolio, or buyers looking for a fixer upper with upside!

Key facts

• Near schools
• Covered parking
• Original character

Tags

• COVERED PARKING
• MATURE TREES
• SPACIOUS LIVING AREAS
• ORIGINAL CHARACTER
• NEAR SHOPPING
• NEAR SCHOOLS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Carport
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Shingle roof; Pillar/post/pier foundation; Zoned RS
• Construction: HardiPlank and wood siding; Built with traditional wood-frame construction
• Exterior features: Chain link fence; Interior lot

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Gas heating; Window heating unit; Window cooling unit
• Interior features: Hardwood flooring; No additional interior features listed
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($500 loan paydown + $3k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $71,166 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.99% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.81%
• DSCR: 2.37
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $145,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4618 Ramona Dr	0.03mi	3/1.0	936 (-11%)	2mo	$119,900	$128	78
4634 Elvira Dr	0.13mi	3/2.0	1,052 (-0%)	17mo	$189,900	$181	75
4346 Barrera Dr	0.41mi	2/1.0 (-1)	1,020 (-3%)	2mo	$55,000	$54	69
1626 Birch Pl	0.46mi	4/2.0 (+1)	1,055 (-0%)	1mo	$155,000	$147	68
1625 Birch Pl	0.47mi	3/1.0	1,124 (+6%)	5mo	$80,000	$71	63
1714 Sycamore Pl	0.54mi	3/1.0	1,086 (+3%)	15mo	$149,900	$138	57
1725 Rockford Dr	0.54mi	2/1.0 (-1)	984 (-7%)	7mo	$149,900	$152	53
4721 Molina Dr	0.42mi	2/1.0 (-1)	1,200 (+14%)	3mo	$65,000	$54	50
4929 Dubose St	0.74mi	3/1.5	978 (-7%)	4mo	$169,900	$174	48
4313 Molina Dr	0.54mi	2/1.0 (-1)	904 (-14%)	4mo	$100,000	$111	42
4913 Dubose St	0.71mi	3/1.0	940 (-11%)	8mo	$159,400	$170	42
1713 Sycamore Pl	0.54mi	3/1.0	903 (-14%)	18mo	$74,900	$83	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.01×
• Total profit: $20,386
• Equity at exit: $38,244

10-year hold

• IRR: 17.2%
• Equity multiple: 3.89×
• Total profit: $58,496
• Equity at exit: $63,873

Cash invested: $20,230 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$379
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $93

Break-even live

Break-even rent $1,320

Max offer price $72,250

Occupancy floor 89%

Sensitivity live

Price	-10% $134	-5% $113	+0% $93	+5% $72	+10% $52
Rent	-10% $-21	-5% $36	+0% $93	+5% $150	+10% $206
Rate	-1.0pp $129	-0.5pp $111	base $93	+0.5pp $74	+1.0pp $55

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: $18,062
• Closing costs: $2,168
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	14d	2	0.24mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	44d	1	0.56mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	1.06mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	1.12mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	1.16mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	1.19mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	14d	1	1.19mi

Listing history 18 events

1. 2026-06-18
   days on market $72,250 Active 22 DOM
2. 2026-06-17
   days on market $72,250 Active 21 DOM
3. 2026-06-16
   days on market $72,250 Active 20 DOM
4. 2026-06-15
   days on market $72,250 Active 19 DOM
5. 2026-06-14
   days on market $72,250 Active 17 DOM
6. 2026-06-10
   days on market $72,250 Active 14 DOM
7. 2026-06-09
   days on market $72,250 Active 13 DOM
8. 2026-06-08
   days on market $72,250 Active 12 DOM
9. 2026-06-07
   days on market $72,250 Active 11 DOM
10. 2026-06-03
    days on market $72,250 Active 7 DOM
11. 2026-06-02
    days on market $72,250 Active 6 DOM
12. 2026-06-01
    days on market $72,250 Active 5 DOM
13. 2026-05-31
    days on market $72,250 Active 4 DOM
14. 2026-05-30
    days on market $72,250 Active 3 DOM
15. 2026-05-27
    listed $72,250 Active
16. 2018-06-14
    soldstatus
17. 2018-06-14
    soldstatus
18. 2018-06-14
    soldstatus

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $2,485 · $207/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 AE · 74% 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: $17,248
• − Mortgage interest: −$4,047
• − Property taxes: −$2,485
• − Insurance: −$5,480
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,102
• Taxable income: $375
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,025/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: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

4 events — show timeline

• 2026-05-27 Listed $72,250 CBMLS
• 2018-06-14 Sold (Public Records) — Public Records
• 2018-06-14 Sold (Public Records) — Public Records
• 2018-06-14 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,485 · -9.6% YoY. Source: county tax records.