3938 Surfside Blvd #3245 · Corpus Christi, TX 78402

$94,900

1 bd · 1.0 ba · 420 sqft · Condo · 140 Days on market

Built 1981 Good condition $226/sqft · 19% below area Est $117k · 19% under $575/mo HOA · 48% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Cash flow +3.4/30.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Private covered balcony • Partial Gulf views • Short-term rentals permitted Turnkey, fully furnished 1-bedroom condo at Villa Del Sol, located directly on North Beach in Corpus Christi. This 420-square-foot condominium offers an efficient, open-concept layout designed for immediate use as a personal coastal retreat or rental-ready property. The interior features vinyl flooring throughout, a combined living and dining area, and sliding glass doors that open to a private covered balcony with partial Gulf water views and coastal breezes. The kitchen is equipped with stainless steel appliances, tile backsplash, beautiful wood stained cabinetry, and a breakfast bar suited for daily use or guest stays. The bedroom comfortably accommodates a queen-size bed and includes practical storage solutions and a wall-mounted TV. The bathroom offers a clean and updated look with a glass-enclosed walk-in shower and vanity storage. Recent improvements include a newer exterior HVAC unit! This condo is being sold fully furnished allowing for immediate occupancy or rental use. Short-term rentals are permitted by the HOA. Villa Del Sol is a gated beachfront condominium community offering private beach access, two swimming pools (one heated seasonally), covered parking, elevator access, outdoor BBQ areas, and laundry facilities on each floor. HOA dues are $575 per month and include Wi-Fi, water, trash service, flood insurance and windstorm insurance. Conveniently located near major North Beach attractions, dining, and entertainment, this condo community delivers strong location value with direct beach access and proximity to great restaurants, the USS Lexington, downtown Corpus Christi, Texas State Aquarium, Portland and many other Corpus Christi landmarks.

Key facts

• Two swimming pools
• Partial gulf views
• Private beach access

Tags

• PRIVATE COVERED BALCONY
• PARTIAL GULF VIEWS
• GATED BEACHFRONT CONDOMINIUM
• PRIVATE BEACH ACCESS
• TWO SWIMMING POOLS
• OUTDOOR BBQ AREAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (44.3% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $53k (44.3% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 3.7% in Corpus Christi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Roy Miller H S And Metro School of Design (math 24% / reading 32%, grade F, #1,170 of 1,632 statewide, top 72%, 1,538 students, 88% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 92 active listings in the ZIP; 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 $656 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.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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: HOA is 48% of rent.

Recommended offer $52,858 (44.3% 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 140 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 2.62%
• Cash-on-cash: -13.12%
• DSCR: 0.42
• GRM: 6.6

CMA / ARV

• ARV (median comp): $116,698
• List price: $94,900
• Delta: -18.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3938 Surfside Blvd #3127	0.04mi	1/1.0	420 (0%)	0mo	$45,000	$107	98
3938 Surfside Blvd #3225	0.00mi	1/1.0	420 (0%)	2mo	$39,900	$95	98
3938 Surfside Blvd #1140	0.02mi	1/1.0	420 (0%)	1mo	$49,000	$117	98
3938 Surfside Blvd #3106	0.04mi	1/1.0	420 (0%)	1mo	$55,000	$131	97
3938 Surfside Blvd #3224	0.01mi	1/1.0	420 (0%)	3mo	$55,000	$131	97
3938 Surfside Blvd #2106	0.06mi	1/1.0	420 (0%)	0mo	$58,000	$138	97
3938 Surfside Blvd #1219	0.03mi	1/1.0	420 (0%)	2mo	$44,900	$107	96
3938 Surfside Blvd #1316	0.04mi	1/1.0	420 (0%)	2mo	$64,500	$154	96
3938 Surfside Blvd #1209	0.05mi	1/1.0	420 (0%)	2mo	$79,500	$189	96
3938 Surfside Blvd #2327	0.04mi	1/1.0	420 (0%)	3mo	$58,000	$138	96
3938 Surfside Blvd #3114	0.04mi	1/1.0	420 (0%)	3mo	$45,000	$107	96
3938 Surfside Blvd #3342	0.04mi	1/1.0	420 (0%)	4mo	$62,000	$148	95

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -40.0%
• Equity multiple: -0.26×
• Total profit: $-33,511
• Equity at exit: $14,150

10-year hold

• IRR: -58.6%
• Equity multiple: -0.94×
• Total profit: $-51,501
• Equity at exit: $8,205

Cash invested: $26,572 (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 →

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Median asking: $76,000 ($181/sqft)
• Median days on market: 363 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +53.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78402

• Home prices YoY: -8.8%
• Active inventory: 92
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$575
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-291

Break-even live

Break-even rent $1,558

Max offer price $52,858

Occupancy floor —

Sensitivity live

Price	-10% $-225	-5% $-258	+0% $-291	+5% $-323	+10% $-356
Rent	-10% $-385	-5% $-338	+0% $-291	+5% $-244	+10% $-197
Rate	-1.0pp $-243	-0.5pp $-266	base $-291	+0.5pp $-315	+1.0pp $-340

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: $23,725
• Closing costs: $2,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $575/mo · $6,900/yr condo

• Likely covers: watertrashinternetpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-07-23
   days on market $94,900 Active 140 DOM
2. 2026-07-22
   days on market $94,900 Active 139 DOM
3. 2026-07-21
   days on market $94,900 Active 138 DOM
4. 2026-07-18
   days on market $94,900 Active 135 DOM
5. 2026-07-16
   days on market $94,900 Active 133 DOM
6. 2026-07-16
   days on market $94,900 Active 132 DOM
7. 2026-07-14
   days on market $94,900 Active 131 DOM
8. 2026-07-13
   days on market $94,900 Active 130 DOM
9. 2026-07-12
   days on market $94,900 Active 129 DOM
10. 2026-07-11
    days on market $94,900 Active 128 DOM
11. 2026-07-10
    days on market $94,900 Active 127 DOM
12. 2026-07-09
    days on market $94,900 Active 126 DOM
13. 2026-07-08
    days on market $94,900 Active 125 DOM
14. 2026-07-07
    days on market $94,900 Active 124 DOM
15. 2026-07-06
    days on market $94,900 Active 123 DOM
16. 2026-07-05
    days on market $94,900 Active 122 DOM
17. 2026-07-04
    days on market $94,900 Active 121 DOM
18. 2026-07-03
    days on market $94,900 Active 120 DOM
19. 2026-07-02
    days on market $94,900 Active 119 DOM
20. 2026-07-01
    days on market $94,900 Active 118 DOM
21. 2026-06-30
    days on market $94,900 Active 117 DOM
22. 2026-06-29
    days on market $94,900 Active 116 DOM
23. 2026-06-28
    days on market $94,900 Active 115 DOM
24. 2026-06-28
    days on market $94,900 Active 114 DOM
25. 2026-06-27
    days on market $94,900 Active 113 DOM
26. 2026-06-25
    days on market $94,900 Active 111 DOM
27. 2026-06-23
    days on market $94,900 Active 109 DOM
28. 2026-06-21
    days on market $94,900 Active 108 DOM
29. 2026-06-18
    days on market $94,900 Active 105 DOM
30. 2026-06-17
    days on market $94,900 Active 104 DOM
31. 2026-06-16
    days on market $94,900 Active 103 DOM
32. 2026-06-15
    days on market $94,900 Active 102 DOM
33. 2026-06-14
    days on market $94,900 Active 100 DOM
34. 2026-06-10
    days on market $94,900 Active 97 DOM
35. 2026-06-09
    days on market $94,900 Active 96 DOM
36. 2026-06-08
    days on market $94,900 Active 95 DOM
37. 2026-06-07
    days on market $94,900 Active 94 DOM
38. 2026-06-05
    days on market $94,900 Active 91 DOM
39. 2026-06-03
    days on market $94,900 Active 90 DOM
40. 2026-06-02
    days on market $94,900 Active 89 DOM
41. 2026-06-01
    days on market $94,900 Active 88 DOM
42. 2026-05-31
    days on market $94,900 Active 87 DOM
43. 2026-05-30
    days on market $94,900 Active 86 DOM
44. 2026-03-03
    listed $94,900 Active 1775-char remark

    Show marketing remark (1775 chars)

    Private covered balcony • Partial Gulf views • Short-term rentals permitted Turnkey, fully furnished 1-bedroom condo at Villa Del Sol, located directly on North Beach in Corpus Christi. This 420-square-foot condominium offers an efficient, open-concept layout designed for immediate use as a personal coastal retreat or rental-ready property. The interior features vinyl flooring throughout, a combined living and dining area, and sliding glass doors that open to a private covered balcony with partial Gulf water views and coastal breezes. The kitchen is equipped with stainless steel appliances, tile backsplash, beautiful wood stained cabinetry, and a breakfast bar suited for daily use or guest stays. The bedroom comfortably accommodates a queen-size bed and includes practical storage solutions and a wall-mounted TV. The bathroom offers a clean and updated look with a glass-enclosed walk-in shower and vanity storage. Recent improvements include a newer exterior HVAC unit! This condo is being sold fully furnished allowing for immediate occupancy or rental use. Short-term rentals are permitted by the HOA. Villa Del Sol is a gated beachfront condominium community offering private beach access, two swimming pools (one heated seasonally), covered parking, elevator access, outdoor BBQ areas, and laundry facilities on each floor. HOA dues are $575 per month and include Wi-Fi, water, trash service, flood insurance and windstorm insurance. Conveniently located near major North Beach attractions, dining, and entertainment, this condo community delivers strong location value with direct beach access and proximity to great restaurants, the USS Lexington, downtown Corpus Christi, Texas State Aquarium, Portland and many other Corpus Christi landmarks.

45. 2025-04-29
    price $99,000
46. 2025-02-24
    listed $119,900 Active
47. 2024-12-19
    historical
48. 2024-06-18
    listed $123,700 Active
49. 2023-09-28
    price $130,000
50. 2023-07-28
    status Active

ⓘ 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: $14,283
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − HOA: −$6,900
• − Depreciation: −$2,761
• Taxable loss: −$4,877
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $-2,316/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $2,100–$6,300 screening

This fully furnished 1-bedroom condo at Villa Del Sol is in good condition with a good condition score of 75. It is ready for immediate use as a personal coastal retreat or rental-ready property.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere ↑
• Rental Pool cleaning and maintenance — Keeps the pool area clean and inviting for potential renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Oak Park Special Emphasis School F TX #3,974/4,322 Nat'l #36,039/41,679 Middle Driscoll Middle F TX #1,445/1,662 Nat'l #11,801/14,009 High Roy Miller H S And Metro School Of Design F TX #1,170/1,632 Nat'l #11,740/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 392
• Household income: $53,102
• Rent vs Own: 27.5% rent · 72.5% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 17% Black 9%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 2%

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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: ▼ -9.74%
• Current HPI: 101.5421
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+228.4% since first listed

13 events — show timeline

• 2026-03-03 Listed $94,900 CBMLS
• 2025-04-29 Price Changed $99,000 CBMLS
• 2025-02-24 Listed $119,900 CBMLS
• 2024-12-19 Delisted — CBMLS
• 2024-06-18 Listed $123,700 CBMLS
• 2023-09-28 Price Changed $130,000 CBMLS
• 2023-07-28 Relisted — CBMLS
• 2023-02-17 Relisted — CBMLS
• 2023-01-09 Listed $145,000 CBMLS
• 2007-09-03 Listed $45,900 CBMLS
• 2006-06-21 Listed $52,900 CBMLS
• 2003-08-11 Sold (MLS) — CBMLS
• 2002-01-05 Listed $28,900 CBMLS