4821 Meadow Vale Cir · Corpus Christi, TX 78413

$159,900

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 13 Days on market

Built 1982 6,399 sqft lot Est $242k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.6/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Key facts

• 6,399 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached concrete garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-story home; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Wood fencing; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Tile; Unfinished
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Has fireplace
• Interior features: Breakfast bar; Other interior features
• Laundry & utility: Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $25 ($306/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.5% 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.
• 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); Carroll H S (math 33% / reading 29%, grade F, #1,077 of 1,632 statewide, top 66%, 1,851 students, 68% FRL).
• Zoned-school proficiency averages 53% at this address vs 33% district-wide (+20 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 falling (-4.5%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $242,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7010 Powderhorn Ct	0.15mi	3/2.0	1,397 (-12%)	2mo	$250,000	$179	71
4710 Vail St	0.32mi	3/2.0	1,471 (-8%)	1mo	$239,900	$163	71
4769 Sierra Blanca Blvd	0.18mi	3/2.0	1,395 (-12%)	2mo	$274,900	$197	70
5222 Inverness Dr	0.48mi	3/2.0	1,668 (+5%)	1mo	$250,000	$150	69
4621 Sierra Blanca Blvd	0.42mi	3/2.0	1,475 (-8%)	1mo	$239,000	$162	67
6702 Northgate Dr	0.70mi	3/2.0	1,619 (+2%)	1mo	$125,000	$77	64
5301 Northgate Cir	0.61mi	3/2.0	1,455 (-9%)	3mo	$192,500	$132	55
4413 Sunlight Dr	0.70mi	2/2.0 (-1)	1,530 (-4%)	1mo	$249,900	$163	55
5309 Timbergate Dr	0.55mi	3/2.0	1,809 (+14%)	1mo	$210,000	$116	51
5310 Gateridge Dr	0.57mi	3/2.0	1,377 (-14%)	1mo	$199,900	$145	50
7330 Gold Rdg	0.56mi	3/2.0	1,813 (+14%)	3mo	$275,000	$152	49
7317 Ridge Creek Dr	0.71mi	3/2.0	1,824 (+14%)	2mo	$179,900	$99	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.35×
• Total profit: $-29,121
• Equity at exit: $23,842

10-year hold

• IRR: -21.7%
• Equity multiple: 0.06×
• Total profit: $-41,915
• Equity at exit: $13,825

Cash invested: $44,772 (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 78413

• Rents YoY: -4.5%
• Active inventory: 228
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$839
• Tax from tax record: −$415 /mo · $4,976/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $25

Break-even live

Break-even rent $1,671

Max offer price $159,900

Occupancy floor 94%

Sensitivity live

Price	-10% $116	-5% $71	+0% $25	+5% $-20	+10% $-65
Rent	-10% $-109	-5% $-42	+0% $25	+5% $93	+10% $160
Rate	-1.0pp $106	-0.5pp $66	base $25	+0.5pp $-16	+1.0pp $-58

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4817 Fern Forest Cir Corpus Christi, TX	3.0	2.0	1611	$1,650	$1.02	15d	1	0.06mi
4805 Shadowbend Dr Unit A Corpus Christi, TX	2.0	1.0	1098	$1,350	$1.23	23d	1	0.10mi
4805 Shadowbend Dr Corpus Christi, TX	2.0	1.0	1098	$1,350	$1.23	45d	1	0.10mi
4818 Elm Hurst Ln Corpus Christi, TX	3.0	2.0	1748	$1,700	$0.97	15d	1	0.12mi
7033 Arapahoe St Corpus Christi, TX	3.0	2.0	1533	$1,950	$1.27	15d	1	0.18mi
4802 Delwood St #5 Corpus Christi, TX	2.0	1.5	1065	$1,450	$1.36	15d	1	0.28mi
7201 Kress Cir Unit F1 Corpus Christi, TX	2.0	2.0	1125	$1,400	$1.24	23d	1	0.31mi
4809 Goldeneye Dr Corpus Christi, TX	3.0	2.0	1885	$1,995	$1.06	15d	1	0.44mi
5218 Lethaby Dr Corpus Christi, TX	4.0	2.5	1949	$2,350	$1.21	15d	1	0.67mi
6741 Heavens Gate Dr Corpus Christi, TX	3.0	2.0	1831	$2,075	$1.13	15d	1	0.69mi
5026 Meandering Ln Unit A Corpus Christi, TX	2.0	2.0	1981	$1,295	$0.65	45d	1	0.73mi
5133 Middlecoff Cir Unit B Corpus Christi, TX	3.0	2.5	1360	$1,650	$1.21	45d	1	0.74mi
7421 Lake Neuchatel Dr Corpus Christi, TX	3.0	2.0	2132	$2,995	$1.40	15d	1	0.75mi
6905 Aaron Dr Corpus Christi, TX	4.0	2.0	1550	$2,100	$1.35	15d	1	0.76mi
4905 Kerrville Dr Corpus Christi, TX	4.0	2.5	2249	$2,775	$1.23	15d	1	0.77mi
4226 Walnut Hills Dr Unit 4 Corpus Christi, TX	2.0	2.5	1250	$1,550	$1.24	23d	1	0.88mi
4226 Walnut Hills Dr Corpus Christi, TX	2.0	2.5	1400	$1,550	$1.11	45d	1	0.89mi
97 Lake Shore Dr Corpus Christi, TX	3.0	2.5	2030	$1,895	$0.93	45d	1	0.89mi
7221 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	940	$1,849	$1.97	23d	62	0.90mi
4154 Eagle Dr Corpus Christi, TX	3.0	2.0	1843	$1,950	$1.06	45d	1	0.92mi
7326 Winding Star Dr Unit 1268409P Corpus Christi, TX	4.0	2.0	1474	$6,183	$4.19	45d	1	0.94mi
7609 Cold Springs Dr Corpus Christi, TX	3.0	2.0	1703	$2,000	$1.17	15d	1	0.95mi
7621 Cold Springs Dr Corpus Christi, TX	3.0	2.0	1582	$2,100	$1.33	45d	1	0.98mi
5125 Creekmont Dr Corpus Christi, TX	4.0	2.5	2143	$2,195	$1.02	15d	1	1.00mi
5430 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.5	1050	$1,764	$1.68	45d	45	1.02mi
5633 Timbergate Dr Corpus Christi, TX	2.0–3.0	2.0	1293	$2,354	$1.82	15d	18	1.03mi
5702 Timbergate Dr Corpus Christi, TX	3.0	1.0–2.0	962	$2,205	$2.29	15d	24	1.13mi
4011 Oak Bay Dr Unit 3 Corpus Christi, TX	2.0	1.5	1100	$1,395	$1.27	23d	1	1.14mi
4011 Oak Bay Dr Corpus Christi, TX	2.0	1.5	1100	$1,395	$1.27	45d	1	1.14mi
7253 Yaupon Dr Corpus Christi, TX	3.0	2.0	1750	$1,950	$1.11	15d	1	1.16mi
7658 Clearbrook Dr Corpus Christi, TX	3.0	2.0	1725	$2,195	$1.27	15d	1	1.17mi
7226 Windwillow Dr Corpus Christi, TX	4.0	2.5	2100	$2,095	$1.00	15d	1	1.17mi
7513 Bon Soir Corpus Christi, TX	3.0	2.0	1820	$2,500	$1.37	15d	1	1.24mi
5829 Corsica Rd Corpus Christi, TX	3.0	2.0	2175	$2,450	$1.13	45d	1	1.25mi
7001 Spanish Wood Dr Corpus Christi, TX	4.0	2.0	2018	$2,095	$1.04	45d	1	1.26mi
5829 Sutherland Dr Corpus Christi, TX	3.0	2.0	1649	$1,995	$1.21	45d	1	1.33mi
5902 Sutherland Dr Corpus Christi, TX	4.0	2.0	1828	$2,300	$1.26	15d	1	1.33mi
7541 Exeter Corpus Christi, TX	4.0	2.0	2012	$2,600	$1.29	23d	1	1.37mi
4610 Donegal Dr Corpus Christi, TX	4.0	2.0	2162	$2,150	$0.99	15d	1	1.37mi
5925 Bishops Mill Dr Corpus Christi, TX	3.0	2.0	1785	$2,250	$1.26	45d	1	1.40mi

Listing history 8 events

1. 2026-06-21
   days on market $159,900 Active 13 DOM
2. 2026-06-18
   days on market $159,900 Active 10 DOM
3. 2026-06-17
   days on market $159,900 Active 9 DOM
4. 2026-06-16
   days on market $159,900 Active 8 DOM
5. 2026-06-15
   days on market $159,900 Active 7 DOM
6. 2026-06-14
   days on market $159,900 Active 5 DOM
7. 2026-06-10
   days on market $159,900 Active 2 DOM
8. 2026-06-09
   listed $159,900 Active 1 DOM

ⓘ 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: $4,976 · $415/mo
• Projected year-2 tax: $4,976 · $415/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $20,435
• − Mortgage interest: −$8,957
• − Property taxes: −$4,976
• − Insurance: −$800
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,652
• Taxable loss: −$2,219
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $838/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): 34,289
• Household income: $72,815
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1280.0

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 (60%)
• Race & ethnicity: Hispanic / Latino 60% White 31% Two or more races 29% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 74% English-only · Spanish 22% 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: ▼ -215.69%
• Current HPI: 173.8376
• Rent YoY: ▼ -4.46%
• 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

1 event — show timeline

• 2026-06-08 Listed $159,900 CBMLS

Property tax history

+4.4%/yr

Latest (2025): $4,976 · +1.2% YoY. Source: county tax records.