1314 Casa Verde Dr · Corpus Christi, TX 78411

$169,000

4 bd · 2.0 ba · 1,919 sqft · SingleFamily public records · 22 Days on market

Built 1955 8,700 sqft lot Est $236k · 28% under

---

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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.6/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom, 3 bath home with saltillo tile in living, dining and kitchen area. Bricked courtyard entrance with oak trees providing plenty of shade. Floor length windows bring outside in to living and dining areas. Beautiful plantation shutters in master bdrm and living areas. Fresh paint inside and out. Large utility room. New appliances. Refrigerator to STAY! MOVE IN READY! Home was originally designed w/ front wrap carport, brick on two sides, but could easily be closed in.

Key facts

• Schools nearby
• Centrally located
• Shopping nearby

Tags

• CENTRALLY LOCATED
• MINUTES FROM DOWNTOWN
• SCHOOLS NEARBY
• RESTAURANTS NEARBY
• SHOPPING NEARBY
• SPACIOUS LAYOUT

Property features AI

Exterior

• Parking: 2-car garage; Carport; Front entry parking
• Utilities: Natural gas available; Overhead utilities; Phone service available; Public sewer; Public water; Electricity available
• Home design: Two-story home; Shingle roof; Brick and veneer construction; Slab foundation
• Construction: Built with brick and veneer; Shingle roof; Slab foundation; 2 stories
• Exterior features: Deck; Open deck/patio; Patio; Chain link fencing; Interior lot

Interior

• Kitchen: Disposal
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Electric heating
• Interior features: Primary bedroom located downstairs; Cable TV available; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Separate meters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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 fast (+7.9%/yr); 142 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 44% of the median local income ($58k/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 $5k 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $236,037
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3306 Norton St	0.29mi	4/1.5	2,031 (+6%)	3mo	$249,000	$123	73
3341 Casa Rosa Dr	0.17mi	4/2.0	2,138 (+11%)	4mo	$170,000	$80	70
1213 Ray Dr	0.09mi	3/3.0 (-1)	2,054 (+7%)	9mo	$129,900	$63	68
3710 Pope Dr	0.58mi	3/2.0 (-1)	1,808 (-6%)	1mo	$264,900	$147	58
3321 Casa Rosa Dr	0.21mi	3/2.0 (-1)	1,678 (-13%)	9mo	$239,900	$143	57
1553 Casa Grande Dr	0.47mi	3/2.0 (-1)	1,799 (-6%)	8mo	$184,000	$102	56
1010 Weber Pkwy	0.63mi	4/2.5	2,046 (+7%)	3mo	$319,999	$156	55
1509 Devon Dr	0.71mi	4/2.0	1,754 (-9%)	2mo	$89,500	$51	50
1038 Herndon St	0.53mi	3/2.0 (-1)	1,769 (-8%)	9mo	$279,500	$158	50
3540 Pecan St	0.35mi	3/2.0 (-1)	2,200 (+15%)	8mo	$270,000	$123	47
4021 Cott St	0.68mi	3/2.0 (-1)	1,744 (-9%)	9mo	$244,900	$140	41
613 Brawner Pkwy	0.66mi	3/2.0 (-1)	1,645 (-14%)	3mo	$169,900	$103	38

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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,323
• Equity at exit: $25,198

10-year hold

• IRR: 17.8%
• Equity multiple: 2.85×
• Total profit: $87,495
• Equity at exit: $14,612

Cash invested: $47,320 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$886
• Tax from tax record: −$363 /mo · $4,356/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $369

Break-even live

Break-even rent $1,670

Max offer price $169,000

Occupancy floor 78%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Casa de Palmas Dr Corpus Christi, TX	3.0	2.0	1869	$2,300	$1.23	13d	1	0.16mi
3450 S Alameda St Corpus Christi, TX	3.0	1.5	2342	$1,350	$0.58	43d	1	0.64mi
502 Brawner Pkwy Corpus Christi, TX	3.0	2.0	2293	$2,200	$0.96	44d	1	0.71mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	0.77mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	43d	1	0.82mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	13d	1	0.85mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	0.86mi
625 Catalina Pl Corpus Christi, TX	3.0	2.0	1750	$2,100	$1.20	13d	1	0.92mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	43d	1	1.00mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	43d	1	1.18mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.24mi
929 Dolphin Pl Corpus Christi, TX	3.0	2.0	1508	$2,095	$1.39	21d	1	1.24mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	13d	1	1.40mi
417 Southern St Corpus Christi, TX	4.0	2.5	2028	$2,350	$1.16	43d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $169,000 Active 22 DOM
2. 2026-06-17
   days on market $169,000 Active 21 DOM
3. 2026-06-16
   days on market $169,000 Active 20 DOM
4. 2026-06-15
   days on market $169,000 Active 19 DOM
5. 2026-06-14
   days on market $169,000 Active 17 DOM
6. 2026-06-10
   days on market $169,000 Active 14 DOM
7. 2026-06-09
   days on market $169,000 Active 13 DOM
8. 2026-06-08
   days on market $169,000 Active 12 DOM
9. 2026-06-07
   days on market $169,000 Active 11 DOM
10. 2026-06-05
    days on market $169,000 Active 8 DOM
11. 2026-06-03
    pricedays on market $169,000 Active 7 DOM
12. 2026-06-02
    days on market $190,000 Active 6 DOM
13. 2026-06-01
    days on market $190,000 Active 5 DOM
14. 2026-05-31
    days on market $190,000 Active 4 DOM
15. 2026-05-30
    days on market $190,000 Active 3 DOM
16. 2026-05-26
    listed $190,000 Active
17. 2025-02-17
    price $209,900
18. 2025-02-14
    listed $229,900 Active
19. 2021-06-10
    soldstatus
20. 2021-06-10
    soldstatus
21. 2008-10-02
    soldstatus
22. 2008-09-29
    soldstatus 489-char remark

    Show marketing remark (489 chars)

    Charming 4 bedroom, 3 bath home with saltillo tile in living, dining and kitchen area. Bricked courtyard entrance with oak trees providing plenty of shade. Floor length windows bring outside in to living and dining areas. Beautiful plantation shutters in master bdrm and living areas. Fresh paint inside and out. Large utility room. New appliances. Refrigerator to STAY! MOVE IN READY! Home was originally designed w/ front wrap carport, brick on two sides, but could easily be closed in.

23. 2008-02-25
    listed $129,900 489-char remark

    Show marketing remark (489 chars)

    Charming 4 bedroom, 3 bath home with saltillo tile in living, dining and kitchen area. Bricked courtyard entrance with oak trees providing plenty of shade. Floor length windows bring outside in to living and dining areas. Beautiful plantation shutters in master bdrm and living areas. Fresh paint inside and out. Large utility room. New appliances. Refrigerator to STAY! MOVE IN READY! Home was originally designed w/ front wrap carport, brick on two sides, but could easily be closed in.

ⓘ 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: $4,356 · $363/mo
• Projected year-2 tax: $4,356 · $363/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $25,650
• − Mortgage interest: −$9,467
• − Property taxes: −$4,356
• − Insurance: −$845
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$4,916
• Taxable income: $1,962
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $3,957/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: 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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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 Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

+46.3% since first listed

8 events — show timeline

• 2026-05-26 Listed $190,000 CBMLS
• 2025-02-17 Price Changed $209,900 CBMLS
• 2025-02-14 Listed $229,900 CBMLS
• 2021-06-10 Sold (Public Records) — Public Records
• 2021-06-10 Sold (Public Records) — Public Records
• 2008-10-02 Sold (Public Records) — Public Records
• 2008-09-29 Sold (MLS) — CBMLS
• 2008-02-25 Listed $129,900 CBMLS

Property tax history

+2.8%/yr

Latest (2025): $4,356 · +5.9% YoY. Source: county tax records.