1226 Bernice Dr · Corpus Christi, TX 78412

$99,000

2 bd · 2.0 ba · 1,113 sqft · SingleFamily public records · 5 Days on market

Built 1955 6,991 sqft lot Est $156k · 36% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/2 home, great investment opportunity in well establihed neighborhood. Garage coversion could be 3rd bedroom, 2nd living or game room. Nice updates in kitchen. Large yard with storage shed. Currently rented for $800 month. Lease up in July.

Key facts

• Solid construction
• Versatile layout
• Flexible floor plan

Tags

• FLEXIBLE FLOOR PLAN
• SPACIOUS LIVING AREAS
• SOLID CONSTRUCTION
• VERSATILE LAYOUT
• MULTIPLE LIVING ARRANGEMENTS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built in 1 (story listed as 1)
• Exterior features: Covered patio; Patio; Chain link fencing

Interior

• Kitchen: Electric oven; Electric range; Range hood
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Home office
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.5% 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.
• Market conditions: Rents soft (-1.5%/yr); 212 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $99,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.44% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $155,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6118 Burr Dr	0.22mi	2/1.0	1,192 (+7%)	2mo	$165,000	$138	72
5921 Riley Dr	0.48mi	3/1.0 (+1)	1,134 (+2%)	3mo	$140,000	$123	63
1214 Stratton Dr	0.29mi	3/2.0 (+1)	1,007 (-10%)	4mo	$198,000	$197	62
1118 Vance Dr	0.39mi	3/1.5 (+1)	1,048 (-6%)	7mo	$179,000	$171	59
1122 Dorthy Dr	0.59mi	3/1.0 (+1)	1,080 (-3%)	8mo	$149,000	$138	52
6222 Birchwood Dr	0.55mi	3/1.5 (+1)	1,036 (-7%)	6mo	$204,500	$197	51
5901 Norvel Dr	0.63mi	3/1.5 (+1)	1,041 (-6%)	3mo	$99,900	$96	50
6234 Beechwood Dr	0.64mi	3/2.0 (+1)	1,202 (+8%)	2mo	$179,900	$150	50
934 Rickey Dr	0.38mi	3/1.0 (+1)	966 (-13%)	2mo	$130,000	$135	50
906 Rickey Dr	0.46mi	3/2.5 (+1)	1,276 (+15%)	4mo	$179,000	$140	44
1002 Shephard Dr	0.42mi	3/1.0 (+1)	965 (-13%)	8mo	$89,900	$93	43
5913 Lucille Dr	0.55mi	3/1.0 (+1)	963 (-14%)	8mo	$164,900	$171	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,852
• Equity at exit: $14,761

10-year hold

• IRR: 7.9%
• Equity multiple: 1.51×
• Total profit: $14,134
• Equity at exit: $8,560

Cash invested: $27,720 (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 78412

• Rents YoY: -1.5%
• Active inventory: 212
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$519
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $345

Break-even live

Break-even rent $985

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $401	-5% $373	+0% $345	+5% $317	+10% $289
Rent	-10% $233	-5% $289	+0% $345	+5% $401	+10% $457
Rate	-1.0pp $395	-0.5pp $370	base $345	+0.5pp $319	+1.0pp $293

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Rickey Dr Corpus Christi, TX	3.0	1.0	1131	$1,100	$0.97	14d	1	0.16mi
5921 Riley Dr Corpus Christi, TX	3.0	1.0	1134	$1,795	$1.58	22d	1	0.50mi
1622 Woodlawn Dr Corpus Christi, TX	3.0	2.0	1152	$1,895	$1.64	14d	1	0.53mi
6433 Aspenwood Dr Corpus Christi, TX	3.0	2.0	1465	$1,750	$1.19	44d	1	0.64mi
6813 Southhaven Dr Corpus Christi, TX	3.0	2.0	1129	$1,699	$1.50	44d	1	0.75mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	14d	1	0.77mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,125	$1.42	14d	19	0.80mi
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	14d	31	0.84mi
6136 Hidden Cv Corpus Christi, TX	2.0	1.5	1047	$1,450	$1.38	44d	1	0.86mi
6118 Hidden Cv Corpus Christi, TX	2.0	1.0	991	$1,050	$1.06	44d	1	0.87mi
6620 Hardwick Dr Corpus Christi, TX	2.0	1.0	1000	$1,250	$1.25	44d	1	0.88mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	44d	1	0.88mi
6629 Rhine Dr Unit A Corpus Christi, TX	3.0	2.0	1350	$1,695	$1.26	14d	1	0.89mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	14d	20	0.90mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$1,609	$1.27	14d	17	0.90mi
2058 Hidden Lk Corpus Christi, TX	2.0	1.0	991	$1,200	$1.21	22d	1	0.91mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	22d	1	0.95mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	14d	1	0.95mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	14d	1	0.98mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	44d	1	1.01mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	22d	1	1.04mi
5808 S Alameda St Unit 5822A Corpus Christi, TX	2.0	1.0	931	$1,199	$1.29	22d	1	1.13mi
5808 S Alameda St Corpus Christi, TX	1.0–2.0	1.0	803	$1,199	$1.49	14d	2	1.13mi
417 Whitehall Dr Corpus Christi, TX	3.0	1.0	969	$1,395	$1.44	44d	1	1.23mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$992	$1.15	14d	22	1.23mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	44d	1	1.27mi
6617 Meadowbreeze Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,800	$1.40	45d	1	1.33mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	22d	5	1.33mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	44d	1	1.35mi
6606 Riding Wind Dr Corpus Christi, TX	3.0	2.0	1325	$1,950	$1.47	44d	1	1.36mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	44d	1	1.39mi
309 Whitehall Dr Corpus Christi, TX	3.0	1.0	1159	$1,500	$1.29	44d	1	1.39mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,306	$1.52	44d	1	1.44mi
2333 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1273	$1,950	$1.53	44d	1	1.47mi
1515 Ennis Joslin Rd Corpus Christi, TX	2.0	1.0–2.5	756	$1,200	$1.59	14d	1	1.49mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	14d	1	1.49mi

Listing history 6 events

1. 2026-06-10
   status $99,000 Pending 5 DOM
2. 2026-06-09
   days on market $99,000 Active 5 DOM
3. 2026-06-08
   days on market $99,000 Active 4 DOM
4. 2026-06-07
   days on market $99,000 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $99,000 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: $2,614 · $218/mo
• Projected year-2 tax: $2,614 · $218/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 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: $17,064
• − Mortgage interest: −$5,546
• − Property taxes: −$2,614
• − Insurance: −$495
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,880
• Taxable income: $2,799
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,470/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% Vietnamese 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

+41.6% since first listed

11 events — show timeline

• 2026-06-04 Listed $99,000 CBMLS
• 2013-09-04 Sold (Public Records) — Public Records
• 2013-08-31 Listed $77,000 RAAR
• 2013-08-30 Sold (MLS) — CBMLS
• 2013-08-29 Sold (MLS) — RAAR
• 2013-02-01 Listed $77,000 CBMLS
• 2010-04-01 Listed $79,500 CBMLS
• 2007-02-13 Sold (Public Records) — Public Records
• 2007-02-09 Sold (MLS) — CBMLS
• 2007-01-02 Listed $69,900 CBMLS
• 1994-03-17 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,614 · -0.7% YoY. Source: county tax records.