4926 Wexford Dr · Corpus Christi, TX 78411

$155,000

4 bd · 2.0 ba · 1,997 sqft · SingleFamily public records · 137 Days on market

Built 1955 7,382 sqft lot $78/sqft · 28% below area Est $216k · 28% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.8/10.0
• 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 four-bedroom home offers generous living space and abundant storage, providing flexibility for a variety of lifestyles. An enclosed bonus room adds additional usable space that could serve as a home office, playroom, or secondary living area. The property is ready for updates, presenting an excellent opportunity for a buyer to renovate and customize to their preferences. The roof was replaced less than six years ago.

Key facts

• Enclosed bonus room
• Playroom
• Roof replaced

Tags

• ENCLOSED BONUS ROOM
• HOME OFFICE
• PLAYROOM
• SECONDARY LIVING AREA
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $155k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.38% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 6.1

CMA / ARV

• ARV (median comp): $215,848
• List price: $155,000
• Delta: -28.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1041 Meadowbrook Dr	0.51mi	3/2.0 (-1)	1,878 (-6%)	9mo	$215,000	$114	54
1062 Meadowbrook Dr	0.50mi	3/2.0 (-1)	1,900 (-5%)	17mo	$312,500	$164	50
4506 Lamont St	0.74mi	4/3.0	1,920 (-4%)	9mo	$246,000	$128	48
4810 Del Paseo St	0.50mi	3/2.0 (-1)	1,803 (-10%)	20mo	$345,000	$191	39
5402 Curtis Clark Dr	0.67mi	3/3.0 (-1)	1,798 (-10%)	13mo	$345,000	$192	32
5302 Bonner Dr	0.71mi	3/2.0 (-1)	1,849 (-7%)	21mo	$255,000	$138	32
754 Collingswood Dr	0.70mi	3/1.0 (-1)	1,744 (-13%)	8mo	$100,000	$57	30

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: 8.3%
• Equity multiple: 1.35×
• Total profit: $15,060
• Equity at exit: $23,111

10-year hold

• IRR: 21.7%
• Equity multiple: 3.33×
• Total profit: $101,184
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$813
• Tax from tax record: −$351 /mo · $4,216/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $455

Break-even live

Break-even rent $1,555

Max offer price $155,000

Occupancy floor 74%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4937 Holmes Dr Corpus Christi, TX	4.0	2.5	2442	$2,595	$1.06	13d	1	0.12mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	13d	1	0.16mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	21d	1	0.35mi
1066 Burkshire Dr Corpus Christi, TX	3.0	2.0	2063	$1,900	$0.92	44d	1	0.45mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	13d	1	0.55mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	13d	1	0.77mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	13d	1	0.80mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	43d	1	1.06mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	43d	1	1.07mi
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	13d	1	1.08mi
5025 Romford Dr Corpus Christi, TX	4.0	3.5	2471	$3,195	$1.29	13d	1	1.12mi
857 Belmeade Dr Corpus Christi, TX	3.0	2.0	1573	$1,800	$1.14	43d	1	1.18mi
4717 S Shea Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,695	$1.32	44d	1	1.27mi
929 Dolphin Pl Corpus Christi, TX	3.0	2.0	1508	$2,095	$1.39	21d	1	1.34mi
5122 Moultrie Dr Corpus Christi, TX	4.0	2.0	2303	$2,620	$1.14	13d	1	1.38mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	21d	1	1.40mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	13d	1	1.40mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	21d	1	1.44mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	43d	1	1.46mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.47mi
4117 Monaco Dr Corpus Christi, TX	5.0	2.0	1483	$2,100	$1.42	13d	1	1.49mi

Listing history 10 events

1. 2026-05-20
   price $155,000 425-char remark

   Show marketing remark (425 chars)

   This four-bedroom home offers generous living space and abundant storage, providing flexibility for a variety of lifestyles. An enclosed bonus room adds additional usable space that could serve as a home office, playroom, or secondary living area. The property is ready for updates, presenting an excellent opportunity for a buyer to renovate and customize to their preferences. The roof was replaced less than six years ago.

2. 2026-04-23
   price $165,000 425-char remark

   Show marketing remark (425 chars)

   This four-bedroom home offers generous living space and abundant storage, providing flexibility for a variety of lifestyles. An enclosed bonus room adds additional usable space that could serve as a home office, playroom, or secondary living area. The property is ready for updates, presenting an excellent opportunity for a buyer to renovate and customize to their preferences. The roof was replaced less than six years ago.

3. 2026-01-10
   listed $170,000 Active 425-char remark

   Show marketing remark (425 chars)

   This four-bedroom home offers generous living space and abundant storage, providing flexibility for a variety of lifestyles. An enclosed bonus room adds additional usable space that could serve as a home office, playroom, or secondary living area. The property is ready for updates, presenting an excellent opportunity for a buyer to renovate and customize to their preferences. The roof was replaced less than six years ago.

4. 2025-11-28
   status Pending
5. 2025-11-17
   historical
6. 2025-10-13
   price $189,900
7. 2025-10-09
   listed $199,000 Active
8. 1996-04-04
   soldstatus
9. 1996-04-04
   soldstatus $67,000
10. 1996-01-30
    listed $68,500

ⓘ 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: $4,216 · $351/mo
• Projected year-2 tax: $4,216 · $351/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 5/10 Major FEMA zone X (unshaded) · 36% 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: $25,580
• − Mortgage interest: −$8,682
• − Property taxes: −$4,216
• − Insurance: −$775
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$4,509
• Taxable income: $3,304
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,670/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

+126.3% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $155,000 CBMLS
• 2026-04-23 Price Changed $165,000 CBMLS
• 2026-01-10 Listed $170,000 CBMLS
• 2025-11-28 Pending — CBMLS
• 2025-11-17 Delisted — CBMLS
• 2025-10-13 Price Changed $189,900 CBMLS
• 2025-10-09 Listed $199,000 CBMLS
• 1996-04-04 Sold (Public Records) $67,000 Public Records
• 1996-04-04 Sold (MLS) — CBMLS
• 1996-01-30 Listed $68,500 CBMLS

Property tax history

+3.9%/yr

Latest (2025): $4,216 · +12.0% YoY. Source: county tax records.