2105 Shirley Dr · Corpus Christi, TX 78416

$89,900

3 bd · 2.0 ba · 1,198 sqft · SingleFamily public records · 55 Days on market

Built 1954 6,050 sqft lot $75/sqft · 33% below area Est $134k · 33% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This unique property offers endless opportunities for an investor. Main home is a 3-bedroom 1 bath with garage. Back unit is an ADU with a garage attached.

Key facts

• Adu
• Garage attached
• 6,050 sq ft lot

Tags

• ADU
• GARAGE ATTACHED

Property features AI

Exterior

• Parking: Front entry; Attached garage with 1 covered space
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Shingle roof; Pillar/Post/Pier foundation
• Construction: Built with pillar/post/pier foundation
• Exterior features: Chain link fencing; Interior lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: No notable interior features listed
• Laundry & utility: Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 44 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 41% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $90k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.66% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.0

CMA / ARV

• ARV (median comp): $133,896
• List price: $89,900
• Delta: -32.86%
• 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
1941 Sherman St	0.32mi	3/2.0	1,158 (-3%)	14mo	$150,500	$130	68
4730 Orchid	0.41mi	3/1.5	1,098 (-8%)	1mo	$159,900	$146	64
4801 Prescott St	0.45mi	3/1.5	1,279 (+7%)	6mo	$110,000	$86	61
2009 Hudson St	0.26mi	3/2.0	1,043 (-13%)	7mo	$179,900	$172	60
4457 Carlton St	0.54mi	3/2.0	1,158 (-3%)	12mo	$94,900	$82	60
2517 Viola Ave	0.65mi	3/1.0	1,229 (+3%)	8mo	$114,900	$93	55
1625 Birch Pl	0.63mi	3/1.0	1,124 (-6%)	5mo	$80,000	$71	52
1630 Hudson St	0.55mi	3/2.0	1,040 (-13%)	1mo	$172,999	$166	51
1605 Chula Vis	0.64mi	3/1.0	1,120 (-6%)	9mo	$39,950	$36	48
1626 Birch Pl	0.61mi	4/2.0 (+1)	1,055 (-12%)	1mo	$155,000	$147	45
4462 Carlton St	0.57mi	3/1.0	1,026 (-14%)	11mo	$117,500	$115	36
4934 Dubose St	0.72mi	4/1.0 (+1)	1,331 (+11%)	6mo	$166,900	$125	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.89×
• Total profit: $22,454
• Equity at exit: $47,587

10-year hold

• IRR: 15.5%
• Equity multiple: 3.63×
• Total profit: $66,163
• Equity at exit: $79,477

Cash invested: $25,172 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$471
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $72

Break-even live

Break-even rent $1,401

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	13d	1	0.21mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	13d	1	0.22mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	43d	1	0.26mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	0.27mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	43d	1	0.47mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	13d	2	0.75mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	43d	1	1.03mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	1.11mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	43d	1	1.14mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	13d	1	1.16mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	1.19mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	1.24mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	43d	1	1.26mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	13d	1	1.30mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	1.33mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	43d	1	1.38mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.43mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 55 DOM
2. 2026-06-17
   days on market $89,900 Active 54 DOM
3. 2026-06-16
   days on market $89,900 Active 53 DOM
4. 2026-06-15
   days on market $89,900 Active 52 DOM
5. 2026-06-14
   days on market $89,900 Active 50 DOM
6. 2026-06-10
   days on market $89,900 Active 47 DOM
7. 2026-06-09
   days on market $89,900 Active 46 DOM
8. 2026-06-08
   days on market $89,900 Active 45 DOM
9. 2026-06-07
   days on market $89,900 Active 44 DOM
10. 2026-06-05
    days on market $89,900 Active 41 DOM
11. 2026-06-03
    days on market $89,900 Active 40 DOM
12. 2026-06-02
    days on market $89,900 Active 39 DOM
13. 2026-06-01
    days on market $89,900 Active 38 DOM
14. 2026-05-31
    days on market $89,900 Active 37 DOM
15. 2026-05-30
    days on market $89,900 Active 36 DOM
16. 2026-04-24
    listed $89,900 Active 155-char remark
17. 2025-09-05
    soldstatus
18. 2001-12-26
    soldstatus $59,000

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,055 · $171/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 6/10 Major FEMA zone AE · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,901
• − Mortgage interest: −$5,036
• − Property taxes: −$2,055
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,615
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $918/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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

+52.4% since first listed

3 events — show timeline

• 2026-04-24 Listed $89,900 CBMLS
• 2025-09-05 Sold (Public Records) — Public Records
• 2001-12-26 Sold (Public Records) $59,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,055 · +12.0% YoY. Source: county tax records.