3633 Chestnut St · Corpus Christi, TX 78411

$99,999

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

Built 1950 Fair condition 6,325 sqft lot 1-car garage $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 +3.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

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.

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 (~$152,180) 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. Condition is rated fair.

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 3.7% 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.
• 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); Ray H S (math 49% / reading 47%, grade D, #571 of 1,632 statewide, top 36%, 1,640 students, 69% FRL).
• Zoned-school proficiency averages 58% at this address vs 33% district-wide (+25 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: Rents rising fast (+7.9%/yr); 172 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — 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. 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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $152,180
• List price: $99,999
• Delta: -34.29%
• 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%)	2mo	$129,990	$168	92
4329 Fir St	0.14mi	2/1.0	780 (-1%)	5mo	$157,000	$201	87
4409 Cherry St	0.10mi	2/1.0	828 (+5%)	8mo	$177,000	$214	81
4325 Kirkwood Dr	0.36mi	2/1.0	812 (+3%)	5mo	$139,900	$172	74
3913 Chestnut St	0.29mi	2/1.0	817 (+3%)	10mo	$130,000	$159	73
4317 Cedar St	0.19mi	2/1.0	721 (-9%)	12mo	$150,000	$208	67
4625 Cosner Dr	0.46mi	2/1.0	752 (-5%)	6mo	$174,900	$233	66
5002 Carroll Ln	0.66mi	3/1.0 (+1)	775 (-2%)	10mo	$149,500	$193	53
3813 Delphine St	0.72mi	2/1.0	816 (+3%)	10mo	$139,000	$170	52
4430 Sherwood Dr	0.62mi	2/1.0	690 (-13%)	1mo	$125,900	$182	49
4849 Carroll Ln	0.52mi	2/1.0	883 (+12%)	15mo	$156,000	$177	44
4914 Monitor St	0.59mi	2/2.5	864 (+9%)	13mo	$178,500	$207	40

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $132,498 ($164/sqft)
• Median days on market: 83 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +17.1% above current asking $/sqft

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

ZIP-level market 78411

• Rents YoY: 7.9%
• Active inventory: 172
• 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%

Sensitivity live

Price	-10% $328	-5% $299	+0% $271	+5% $243	+10% $215
Rent	-10% $175	-5% $223	+0% $271	+5% $319	+10% $368
Rate	-1.0pp $322	-0.5pp $297	base $271	+0.5pp $245	+1.0pp $219

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
• Club membership (one-time): —
• 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	93d	1	0.18mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	93d	1	0.32mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	70d	1	0.41mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	70d	1	0.48mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	93d	1	0.58mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	62d	1	0.62mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	62d	1	0.63mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	93d	1	0.65mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	93d	1	0.65mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	93d	1	0.65mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	70d	1	0.68mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	93d	1	0.72mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	93d	1	0.72mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	93d	2	0.93mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	93d	1	0.96mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	70d	1	1.05mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	70d	1	1.05mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	70d	1	1.05mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	70d	1	1.11mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	93d	1	1.18mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	93d	1	1.18mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	93d	1	1.26mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	93d	1	1.28mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	93d	1	1.33mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	62d	1	1.35mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	93d	1	1.38mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	93d	1	1.41mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	62d	1	1.41mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	62d	1	1.45mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	62d	1	1.46mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	62d	1	1.47mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	93d	1	1.47mi
3715 La Paz Dr Corpus Christi, TX	2.0	1.0	906	$1,295	$1.43	62d	1	1.48mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	70d	1	1.48mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	62d	11	1.50mi

Property features AI

Exterior

• Parking: 1-car garageGarage parking (covered)
• Utilities: Public waterPublic sewer
• Home design: Single-storyShingle roofFrame construction with wood sidingSlab foundation
• Construction: Frame constructionWood siding
• Exterior features: Wood fencingInterior lotSubdivided lot

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Flooring: Hardwood floorsTile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: No additional interior features listed

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
8. 2026-04-21
   price $115,000 1039-char remark
9. 2026-04-14
   price $125,000 1039-char remark
10. 2026-04-07
    listed $140,000 Active 1039-char remark
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 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 · 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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $19,750–$35,550 screening

This home is in fair condition with some major repairs needed, including the roof, siding, and landscaping. Painting the exterior and repairing the roof will significantly improve its value and attract more potential buyers or renters.

Repairs flagged

• Major roof — The roof appears to be in fair condition, but the siding is peeling and the paint is chipping.
• Major siding — The siding is peeling and the paint is chipping.
• Major landscaping — The landscaping is sparse and overgrown, with some dead grass and debris.

Value-add opportunities

• Both paint the exterior and landscaping — Painting the exterior and landscaping will improve the curb appeal and attract more potential buyers or renters. ↑
• Both repair the roof — Repairing the roof will prevent further damage and improve the overall condition of the home. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 33/100

Zoned Schools

Elementary Mary Helen Berlanga El F TX #3,013/4,322 Nat'l #29,899/41,679 Middle Hamlin Middle F TX #1,258/1,662 Nat'l #10,338/14,009 High Ray H S D TX #571/1,632 Nat'l #6,224/17,239

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 County · 418,037 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: 13% of renters

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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: 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%

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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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• Metro: Corpus Christi, TX
• 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

Property features AI

Exterior

• Parking: 1-car garageGarage parking (covered)
• Utilities: Public waterPublic sewer
• Home design: Single-storyShingle roofFrame construction with wood sidingSlab foundation
• Construction: Frame constructionWood siding
• Exterior features: Wood fencingInterior lotSubdivided lot

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Flooring: Hardwood floorsTile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: No additional interior features listed

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.