133 Green Branch Dr · Corpus Christi, TX 78405

$175,000

4 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 32 Days on market

Built 1971 5,998 sqft lot Est $174k · at est.

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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).

• Cash flow +10.5/30.0
• ARV discount +7.3/15.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to this beautifully updated move-in ready two-story brick home offering four bedrooms and two bathrooms. Thoughtfully designed for both comfort and style, the home is filled with abundant windows that provide abundant natural light on every level. The spacious living room, breakfast area, and dining space impress with soaring double-height ceilings, a stunning chandelier, and an open-concept design that creates a bright, airy atmosphere ideal for both everyday living and entertaining. An eye-catching wood railing lines the upper level, overlooking the main living space and enhancing the home’s open, airy atmosphere ideal for daily living and hosting guests. Each bedroom is tho

Key facts

• One car garage
• Abundant windows
• Wood railing

Tags

• TWO STORY BRICK HOME
• ABUNDANT WINDOWS
• DOUBLE HEIGHT CEILINGS
• WOOD RAILING
• ONE CAR GARAGE
• TREE SHADED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (16.9% below list).
• Recommended offer: $145k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $1,454/mo this rent would consume 46% of the median local household income ($38k/yr) (locally 867% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,432 (16.9% 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 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $174,348
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Green Branch Dr	0.00mi	4/2.0	1,503 (0%)	1mo	$175,000	$116	99
1102 Green Lane Dr	0.12mi	4/1.5	1,377 (-8%)	0mo	$164,900	$120	78
4148 Molina Dr	0.59mi	4/2.0	1,490 (-1%)	6mo	$149,000	$100	66
122 Green Trail Dr	0.03mi	3/1.0 (-1)	1,279 (-15%)	5mo	$119,900	$94	61
4133 Barrera Dr	0.59mi	4/2.0	1,487 (-1%)	14mo	$169,500	$114	59
4210 Archdale Dr	0.55mi	4/2.0	1,334 (-11%)	13mo	$199,900	$150	45

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,229
• Equity at exit: $63,604

10-year hold

• IRR: 5.0%
• Equity multiple: 1.64×
• Total profit: $31,287
• Equity at exit: $87,595

Cash invested: $49,000 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 74
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$248 /mo · $2,976/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-90

Break-even live

Break-even rent $1,568

Max offer price $159,152

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1070 Golden Gate Cir Corpus Christi, TX	3.0	2.0	1644	$1,700	$1.03	44d	1	0.50mi

Listing history 3 events

1. 2026-03-21
   status Pending
2. 2026-03-05
   historical
3. 2026-02-01
   listed $175,000 Active

ⓘ 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: $2,976 · $248/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$227/yr (+$19/mo · 7.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $17,452
• − Mortgage interest: −$9,803
• − Property taxes: −$2,976
• − Insurance: −$875
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$5,091
• Taxable loss: −$4,085
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $-96/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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• 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

3 events — show timeline

• 2026-03-21 Pending — CBMLS
• 2026-03-05 Delisted — CBMLS
• 2026-02-01 Listed $175,000 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $2,976 · -22.5% YoY. Source: county tax records.