4646 Sharpsburg Rd · Corpus Christi, TX 78410

$69,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 37 Days on market

Built 1980

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 1-bath home has been a special place filled with simple, everyday moments and is ready for its next chapter. With 1,163 square feet of living space, it offers a comfortable layout that feels just right for relaxing, gathering, and making memories. The home has a cozy feel throughout, with plenty of natural light and a layout that makes it easy to settle in. It does need some updates, giving the next owner a great opportunity to add their own personal touch and bring new life into the space. The roof is about 16 years old, and the home is cooled with window units. Whether you & acirc; & euro; & trade; re looking for your first home, a place to downsize, o

Key facts

• Built 1980
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 1980
• Construction: Living area approximately 1,160
• Exterior features: Located in the Calallen subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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.
• Calallen ISD (urban): math 42% / reading 44% proficiency, ranked #249 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $477 of loan paydown is wiped out by about $2k 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 + 2.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.65% ✓
• Cap rate: 21.40%
• Cash-on-cash: 53.94%
• DSCR: 3.40
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $189,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4822 Cynthia St	0.19mi	2/2.0 (-1)	1,179 (+2%)	15mo	$120,000	$102	67
4900 River	0.27mi	4/2.0 (+1)	1,200 (+3%)	23mo	$195,000	$163	53
13209 W Buckhorn Dr	0.57mi	3/2.0	1,238 (+7%)	16mo	$199,500	$161	45
4909 Avenue C	0.55mi	3/2.0	1,333 (+15%)	11mo	$249,999	$188	36

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.80×
• Total profit: $15,455
• Equity at exit: $10,288

10-year hold

• IRR: 27.3%
• Equity multiple: 3.26×
• Total profit: $43,657
• Equity at exit: $5,966

Cash invested: $19,320 (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 78410

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $442

Break-even live

Break-even rent $1,267

Max offer price $69,000

Occupancy floor 71%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5317 Avenue C Corpus Christi, TX	3.0	2.0	1161	$1,725	$1.49	14d	1	0.72mi
13665 Teague Ln Corpus Christi, TX	2.0	2.0	1214	$1,550	$1.28	14d	1	1.08mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	44d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 37 DOM
2. 2026-06-17
   days on market $69,000 Active 36 DOM
3. 2026-06-16
   days on market $69,000 Active 35 DOM
4. 2026-06-15
   days on market $69,000 Active 34 DOM
5. 2026-06-14
   days on market $69,000 Active 32 DOM
6. 2026-06-13
   days on market $69,000 Active 31 DOM
7. 2026-06-10
   days on market $69,000 Active 29 DOM
8. 2026-06-09
   days on market $69,000 Active 28 DOM
9. 2026-06-08
   days on market $69,000 Active 27 DOM
10. 2026-06-07
    days on market $69,000 Active 26 DOM
11. 2026-06-03
    days on market $69,000 Active 22 DOM
12. 2026-06-02
    days on market $69,000 Active 21 DOM
13. 2026-06-01
    days on market $69,000 Active 20 DOM
14. 2026-05-31
    days on market $69,000 Active 19 DOM
15. 2026-05-30
    days on market $69,000 Active 18 DOM
16. 2026-05-12
    listed $69,000 Active 916-char remark
17. 1998-09-28
    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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $21,921
• − Mortgage interest: −$3,865
• − Property taxes: −$2,209
• − Insurance: −$5,464
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$2,007
• Taxable income: $4,868
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,134/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: Calallen ISD
• NCES district ID: 4812420
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $73,780
• Composite: 39.25/100
• National rank: #4004
• State rank: #249 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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 (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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

2 events — show timeline

• 2026-05-12 Listed $69,000 FSBO.com
• 1998-09-28 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,209 · +14.7% YoY. Source: county tax records.