3633 Chestnut St · Corpus Christi, TX 78411

$99,999

2 bd · 1.0 ba · 790 sqft · SingleFamily · 58 Days on market

Built 1950 6,325 sqft lot $127/sqft · 34% below area Est $152k · 34% under ↓ 29% since listing

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• 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

This well-kept 2-bedroom, 1-bath home offers 790 square feet of comfortable living space on a generous 6,324 square foot lot. Built in 1950, the property features a 1-car garage, slab foundation, hardwood and tile flooring, city water and sewer, and no HOA. A major bonus for investors is the strong rental history, with the home currently renting for $1,200 per month. With a newer 1-year-old HVAC system, a 2-year-old water heater, and a 6-year-old shingle roof with approximately 10 years of life remaining, many of the big-ticket items are already in place. The home is not in a flood zone, has no known termite issues, no lead-based paint concerns, and no fireplace, making it a straightforward and low-maintenance option. A few cosmetic updates and some window replacements for improved efficiency could further enhance value and appeal. Whether you're looking for a dependable rental, a smart long-term hold, or an affordable first home, this property offers flexibility and strong potential in a convenient Corpus Christi location.

Key facts

• Slab foundation
• City water and sewer
• Newer hvac system

Tags

• SLAB FOUNDATION
• HARDWOOD AND TILE FLOORING
• CITY WATER AND SEWER
• STRONG RENTAL HISTORY
• NEWER HVAC SYSTEM
• 2 YEAR OLD WATER HEATER

🏷️ Possibly a rental listed for sale. The $99,999 price doesn't fit this home's estimated sale value (~$151,644) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $151,644
• List price: $99,999
• Delta: -34.06%
• 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
3605 Chestnut St	0.07mi	2/1.0	775 (-2%)	1mo	$129,990	$168	93
4329 Fir St	0.14mi	2/1.0	780 (-1%)	3mo	$157,000	$201	89
4409 Cherry St	0.10mi	2/1.0	828 (+5%)	7mo	$177,000	$214	82
4325 Kirkwood Dr	0.36mi	2/1.0	812 (+3%)	4mo	$139,900	$172	75
3913 Chestnut St	0.29mi	2/1.0	817 (+3%)	8mo	$130,000	$159	74
3606 Harris Dr	0.29mi	2/1.0	778 (-2%)	13mo	$149,000	$192	73
4625 Cosner Dr	0.46mi	2/1.0	752 (-5%)	4mo	$174,900	$233	67
5002 Carroll Ln	0.66mi	3/1.0 (+1)	775 (-2%)	8mo	$149,500	$193	54
3813 Delphine St	0.72mi	2/1.0	816 (+3%)	8mo	$139,000	$170	54
4849 Carroll Ln	0.52mi	2/1.0	883 (+12%)	13mo	$156,000	$177	45
4933 Monitor St	0.63mi	3/1.0 (+1)	830 (+5%)	15mo	$105,000	$127	44
4914 Monitor St	0.59mi	2/2.5	864 (+9%)	11mo	$178,500	$207	42

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: 6.4%
• Equity multiple: 1.27×
• Total profit: $7,423
• Equity at exit: $14,910

10-year hold

• IRR: 19.8%
• Equity multiple: 3.06×
• Total profit: $57,572
• Equity at exit: $8,646

Cash invested: $28,000 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$524
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $271

Break-even live

Break-even rent $879

Max offer price $99,999

Occupancy floor 73%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	43d	1	0.18mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	43d	1	0.32mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	21d	1	0.41mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	0.48mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	43d	1	0.58mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	13d	1	0.62mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	13d	1	0.63mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	43d	1	0.65mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	43d	1	0.65mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	43d	1	0.65mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	21d	1	0.68mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	43d	1	0.72mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	43d	1	0.72mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	43d	2	0.93mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	43d	1	0.96mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	21d	1	1.05mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	21d	1	1.05mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	1.05mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	1.11mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	43d	1	1.18mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	43d	1	1.18mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	43d	1	1.26mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	43d	1	1.28mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	43d	1	1.33mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	13d	1	1.35mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	43d	1	1.38mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	43d	1	1.41mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	13d	1	1.41mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	13d	1	1.45mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	13d	1	1.46mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	13d	1	1.47mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	43d	1	1.47mi
3715 La Paz Dr Corpus Christi, TX	2.0	1.0	906	$1,295	$1.43	13d	1	1.48mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	21d	1	1.48mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	13d	11	1.50mi

Listing history 12 events

1. 2026-06-05
   days on market $99,999 Active 58 DOM
2. 2026-06-03
   days on market $99,999 Active 57 DOM
3. 2026-06-02
   days on market $99,999 Active 56 DOM
4. 2026-06-01
   days on market $99,999 Active 55 DOM
5. 2026-05-31
   days on market $99,999 Active 54 DOM
6. 2026-05-30
   days on market $99,999 Active 53 DOM
7. 2026-04-27
   price $99,999 1039-char remark

   Show marketing remark (1039 chars)

   This well-kept 2-bedroom, 1-bath home offers 790 square feet of comfortable living space on a generous 6,324 square foot lot. Built in 1950, the property features a 1-car garage, slab foundation, hardwood and tile flooring, city water and sewer, and no HOA. A major bonus for investors is the strong rental history, with the home currently renting for $1,200 per month. With a newer 1-year-old HVAC system, a 2-year-old water heater, and a 6-year-old shingle roof with approximately 10 years of life remaining, many of the big-ticket items are already in place. The home is not in a flood zone, has no known termite issues, no lead-based paint concerns, and no fireplace, making it a straightforward and low-maintenance option. A few cosmetic updates and some window replacements for improved efficiency could further enhance value and appeal. Whether you're looking for a dependable rental, a smart long-term hold, or an affordable first home, this property offers flexibility and strong potential in a convenient Corpus Christi location.

8. 2026-04-21
   price $115,000 1039-char remark

   Show marketing remark (1039 chars)

   This well-kept 2-bedroom, 1-bath home offers 790 square feet of comfortable living space on a generous 6,324 square foot lot. Built in 1950, the property features a 1-car garage, slab foundation, hardwood and tile flooring, city water and sewer, and no HOA. A major bonus for investors is the strong rental history, with the home currently renting for $1,200 per month. With a newer 1-year-old HVAC system, a 2-year-old water heater, and a 6-year-old shingle roof with approximately 10 years of life remaining, many of the big-ticket items are already in place. The home is not in a flood zone, has no known termite issues, no lead-based paint concerns, and no fireplace, making it a straightforward and low-maintenance option. A few cosmetic updates and some window replacements for improved efficiency could further enhance value and appeal. Whether you're looking for a dependable rental, a smart long-term hold, or an affordable first home, this property offers flexibility and strong potential in a convenient Corpus Christi location.

9. 2026-04-14
   price $125,000 1039-char remark

   Show marketing remark (1039 chars)

   This well-kept 2-bedroom, 1-bath home offers 790 square feet of comfortable living space on a generous 6,324 square foot lot. Built in 1950, the property features a 1-car garage, slab foundation, hardwood and tile flooring, city water and sewer, and no HOA. A major bonus for investors is the strong rental history, with the home currently renting for $1,200 per month. With a newer 1-year-old HVAC system, a 2-year-old water heater, and a 6-year-old shingle roof with approximately 10 years of life remaining, many of the big-ticket items are already in place. The home is not in a flood zone, has no known termite issues, no lead-based paint concerns, and no fireplace, making it a straightforward and low-maintenance option. A few cosmetic updates and some window replacements for improved efficiency could further enhance value and appeal. Whether you're looking for a dependable rental, a smart long-term hold, or an affordable first home, this property offers flexibility and strong potential in a convenient Corpus Christi location.

10. 2026-04-07
    listed $140,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    This well-kept 2-bedroom, 1-bath home offers 790 square feet of comfortable living space on a generous 6,324 square foot lot. Built in 1950, the property features a 1-car garage, slab foundation, hardwood and tile flooring, city water and sewer, and no HOA. A major bonus for investors is the strong rental history, with the home currently renting for $1,200 per month. With a newer 1-year-old HVAC system, a 2-year-old water heater, and a 6-year-old shingle roof with approximately 10 years of life remaining, many of the big-ticket items are already in place. The home is not in a flood zone, has no known termite issues, no lead-based paint concerns, and no fireplace, making it a straightforward and low-maintenance option. A few cosmetic updates and some window replacements for improved efficiency could further enhance value and appeal. Whether you're looking for a dependable rental, a smart long-term hold, or an affordable first home, this property offers flexibility and strong potential in a convenient Corpus Christi location.

11. 2017-06-07
    soldstatus
12. 1997-05-02
    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: $1,540 · $128/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$290/yr (+$24/mo · 18.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $14,666
• − Mortgage interest: −$5,601
• − Property taxes: −$1,540
• − Insurance: −$500
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,909
• Taxable income: $1,769
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,829/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

-28.6% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $99,999 CBMLS
• 2026-04-21 Price Changed $115,000 CBMLS
• 2026-04-14 Price Changed $125,000 CBMLS
• 2026-04-07 Listed $140,000 CBMLS
• 2017-06-07 Sold (Public Records) — Public Records
• 1997-05-02 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,540 · +4.6% YoY. Source: county tax records.