4302 Christie St · Corpus Christi, TX 78415

$148,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 195 Days on market

Built 1948 7,377 sqft lot $130/sqft · 8% above area Est $137k · 8% over ↓ 10% since listing

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Why this score? — see what drove the D 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 +15.4/30.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• ARV discount +4.0/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4302 Christie, a versatile and rare find offering a 3-bedroom, 1-bath main home PLUS a fully move-in-ready detached efficiency unit—perfect for generating rental income, a private guest suite, or multigenerational living. This added flexibility sets this property apart from surrounding homes and provides instant value for homeowners and investors alike. The main home features a bright living area, functional kitchen, comfortable bedrooms, and a layout ready for your personal touch. Step outside to the large covered patio, ideal for outdoor dining, gatherings, and weekend relaxation. A major bonus is the 2-car garage, a rare upgrade in this neighborhood, offering secured parking, workshop options, or extra storage space. The efficiency unit is fully finished and move-in ready—no updates needed. This turnkey feature creates an immediate opportunity for short- or long-term rental income, helping offset a mortgage or boosting your investment portfolio from day one. Located near shopping, dining, schools, and major roads, this home combines convenience with exceptional potential. Whether you’re an investor seeking cash-flow options or a homeowner looking for added flexibility, this property stands out as one of the best values in the area. Don’t miss your chance to own a unique, income-producing opportunity in a well-established neighborhood.

Key facts

• Move-in ready
• Large covered patio
• 2-car garage

Tags

• DETACHED EFFICIENCY UNIT
• LARGE COVERED PATIO
• 2-CAR GARAGE
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $56 ($678/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+2.3%/yr); 417 active listings in the ZIP; 25 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; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/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 $4k 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.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $137,386
• List price: $148,000
• Delta: 7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4122 Christie St	0.11mi	2/1.0 (-1)	1,100 (-4%)	3mo	$59,000	$54	82
4513 Green Grove Dr	0.43mi	3/1.0	1,104 (-3%)	10mo	$150,000	$136	66
2517 Viola Ave	0.38mi	3/1.0	1,229 (+8%)	8mo	$114,900	$93	63
4721 Nesbitt Dr	0.72mi	3/1.0	1,088 (-5%)	2mo	$149,000	$137	57
1512 Ormond Dr	0.73mi	2/1.0 (-1)	1,113 (-2%)	2mo	$140,000	$126	56
4705 Kendall Dr	0.63mi	3/1.0	1,036 (-9%)	0mo	$155,000	$150	55
4309 Nicholson St	0.52mi	3/2.0	1,059 (-7%)	10mo	$90,000	$85	52
3953 Naples St	0.35mi	3/2.0	1,290 (+13%)	8mo	$139,000	$108	51
4046 Green Grove Dr	0.32mi	3/2.0	1,298 (+14%)	9mo	$155,000	$119	50
4722 Easter Dr	0.57mi	3/2.0	1,257 (+10%)	7mo	$205,000	$163	46
4318 Ivy	0.66mi	4/2.0 (+1)	1,043 (-8%)	10mo	$169,000	$162	38
1540 Daytona Dr	0.69mi	4/2.0 (+1)	1,264 (+11%)	9mo	$176,000	$139	33

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.49×
• Total profit: $-21,319
• Equity at exit: $22,067

10-year hold

• IRR: -6.9%
• Equity multiple: 0.57×
• Total profit: $-17,707
• Equity at exit: $12,796

Cash invested: $41,440 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$776
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $56

Break-even live

Break-even rent $1,434

Max offer price $148,000

Occupancy floor 91%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	43d	1	0.31mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	0.37mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	13d	1	0.55mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	0.56mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	0.60mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	13d	1	0.61mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	43d	1	0.63mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	43d	1	0.64mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	13d	1	0.67mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	43d	1	0.73mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	13d	1	0.79mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	43d	1	0.80mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	43d	1	0.81mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	0.83mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	43d	1	0.93mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	13d	1	1.05mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	1.10mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	43d	1	1.21mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	13d	1	1.25mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	13d	1	1.34mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	1.39mi
815 Ohio Ave Unit 3 Corpus Christi, TX	2.0	1.0	748	$985	$1.32	43d	1	1.42mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	43d	1	1.43mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	43d	1	1.49mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	13d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $148,000 Active 195 DOM
2. 2026-06-17
   days on market $148,000 Active 194 DOM
3. 2026-06-16
   days on market $148,000 Active 193 DOM
4. 2026-06-15
   days on market $148,000 Active 192 DOM
5. 2026-06-14
   days on market $148,000 Active 190 DOM
6. 2026-06-10
   days on market $148,000 Active 187 DOM
7. 2026-06-09
   days on market $148,000 Active 186 DOM
8. 2026-06-08
   days on market $148,000 Active 185 DOM
9. 2026-06-07
   days on market $148,000 Active 184 DOM
10. 2026-06-05
    days on market $148,000 Active 181 DOM
11. 2026-06-03
    days on market $148,000 Active 180 DOM
12. 2026-06-02
    days on market $148,000 Active 179 DOM
13. 2026-06-01
    days on market $148,000 Active 178 DOM
14. 2026-05-31
    days on market $148,000 Active 177 DOM
15. 2026-05-30
    days on market $148,000 Active 176 DOM
16. 2026-04-03
    price $148,000 1394-char remark

    Show marketing remark (1394 chars)

    Welcome to 4302 Christie, a versatile and rare find offering a 3-bedroom, 1-bath main home PLUS a fully move-in-ready detached efficiency unit—perfect for generating rental income, a private guest suite, or multigenerational living. This added flexibility sets this property apart from surrounding homes and provides instant value for homeowners and investors alike. The main home features a bright living area, functional kitchen, comfortable bedrooms, and a layout ready for your personal touch. Step outside to the large covered patio, ideal for outdoor dining, gatherings, and weekend relaxation. A major bonus is the 2-car garage, a rare upgrade in this neighborhood, offering secured parking, workshop options, or extra storage space. The efficiency unit is fully finished and move-in ready—no updates needed. This turnkey feature creates an immediate opportunity for short- or long-term rental income, helping offset a mortgage or boosting your investment portfolio from day one. Located near shopping, dining, schools, and major roads, this home combines convenience with exceptional potential. Whether you’re an investor seeking cash-flow options or a homeowner looking for added flexibility, this property stands out as one of the best values in the area. Don’t miss your chance to own a unique, income-producing opportunity in a well-established neighborhood.

17. 2026-03-01
    price $152,000 1394-char remark

    Show marketing remark (1394 chars)

    Welcome to 4302 Christie, a versatile and rare find offering a 3-bedroom, 1-bath main home PLUS a fully move-in-ready detached efficiency unit—perfect for generating rental income, a private guest suite, or multigenerational living. This added flexibility sets this property apart from surrounding homes and provides instant value for homeowners and investors alike. The main home features a bright living area, functional kitchen, comfortable bedrooms, and a layout ready for your personal touch. Step outside to the large covered patio, ideal for outdoor dining, gatherings, and weekend relaxation. A major bonus is the 2-car garage, a rare upgrade in this neighborhood, offering secured parking, workshop options, or extra storage space. The efficiency unit is fully finished and move-in ready—no updates needed. This turnkey feature creates an immediate opportunity for short- or long-term rental income, helping offset a mortgage or boosting your investment portfolio from day one. Located near shopping, dining, schools, and major roads, this home combines convenience with exceptional potential. Whether you’re an investor seeking cash-flow options or a homeowner looking for added flexibility, this property stands out as one of the best values in the area. Don’t miss your chance to own a unique, income-producing opportunity in a well-established neighborhood.

18. 2026-01-10
    price $159,000 1394-char remark

    Show marketing remark (1394 chars)

    Welcome to 4302 Christie, a versatile and rare find offering a 3-bedroom, 1-bath main home PLUS a fully move-in-ready detached efficiency unit—perfect for generating rental income, a private guest suite, or multigenerational living. This added flexibility sets this property apart from surrounding homes and provides instant value for homeowners and investors alike. The main home features a bright living area, functional kitchen, comfortable bedrooms, and a layout ready for your personal touch. Step outside to the large covered patio, ideal for outdoor dining, gatherings, and weekend relaxation. A major bonus is the 2-car garage, a rare upgrade in this neighborhood, offering secured parking, workshop options, or extra storage space. The efficiency unit is fully finished and move-in ready—no updates needed. This turnkey feature creates an immediate opportunity for short- or long-term rental income, helping offset a mortgage or boosting your investment portfolio from day one. Located near shopping, dining, schools, and major roads, this home combines convenience with exceptional potential. Whether you’re an investor seeking cash-flow options or a homeowner looking for added flexibility, this property stands out as one of the best values in the area. Don’t miss your chance to own a unique, income-producing opportunity in a well-established neighborhood.

19. 2025-12-05
    listed $165,000 Active 1394-char remark

    Show marketing remark (1394 chars)

    Welcome to 4302 Christie, a versatile and rare find offering a 3-bedroom, 1-bath main home PLUS a fully move-in-ready detached efficiency unit—perfect for generating rental income, a private guest suite, or multigenerational living. This added flexibility sets this property apart from surrounding homes and provides instant value for homeowners and investors alike. The main home features a bright living area, functional kitchen, comfortable bedrooms, and a layout ready for your personal touch. Step outside to the large covered patio, ideal for outdoor dining, gatherings, and weekend relaxation. A major bonus is the 2-car garage, a rare upgrade in this neighborhood, offering secured parking, workshop options, or extra storage space. The efficiency unit is fully finished and move-in ready—no updates needed. This turnkey feature creates an immediate opportunity for short- or long-term rental income, helping offset a mortgage or boosting your investment portfolio from day one. Located near shopping, dining, schools, and major roads, this home combines convenience with exceptional potential. Whether you’re an investor seeking cash-flow options or a homeowner looking for added flexibility, this property stands out as one of the best values in the area. Don’t miss your chance to own a unique, income-producing opportunity in a well-established neighborhood.

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $3,540 · $295/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $18,064
• − Mortgage interest: −$8,290
• − Property taxes: −$3,540
• − Insurance: −$740
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,305
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,086/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

-10.3% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $148,000 CBMLS
• 2026-03-01 Price Changed $152,000 CBMLS
• 2026-01-10 Price Changed $159,000 CBMLS
• 2025-12-05 Listed $165,000 CBMLS

Property tax history

+7.0%/yr

Latest (2025): $3,540 · +12.0% YoY. Source: county tax records.