921 Ronald Dr · Corpus Christi, TX 78412

$104,900

3 bd · 1.0 ba · 974 sqft · SingleFamily public records · 56 Days on market

Built 1955 6,991 sqft lot $108/sqft · 30% below area Est $150k · 30% under ↓ 5% since listing

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.6/10.0
• 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

Welcome Home! This 3 bedroom 1 bath home in Oso Place subdivision is ready for a new home owner to come in and make it their own. Large kitchen with an abundance of cabinet space. Grab your favorite Realtor and come check this one out!

Key facts

• 6,991 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 covered space); Concrete driveway
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story; Pillar/post/pier foundation
• Construction: Metal siding; Shingle roof; Built on pillar/post/pier foundation
• Exterior features: Covered patio; Wood fencing; Interior lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $725 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

• It's been on market 56 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.36% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.1

CMA / ARV

• ARV (median comp): $149,985
• List price: $104,900
• Delta: -30.06%
• 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
934 Rickey Dr	0.24mi	3/1.0	966 (-1%)	2mo	$130,000	$135	86
1002 Shephard Dr	0.14mi	3/1.0	965 (-1%)	8mo	$89,900	$93	86
5913 Lucille Dr	0.38mi	3/1.0	963 (-1%)	8mo	$164,900	$171	74
5922 Lucille Dr	0.35mi	3/1.0	955 (-2%)	8mo	$192,000	$201	74
1214 Stratton Dr	0.35mi	3/2.0	1,007 (+3%)	4mo	$198,000	$197	71
1005 Ronald Dr	0.03mi	2/1.0 (-1)	860 (-12%)	9mo	$129,500	$151	67
1206 Arnold Dr	0.45mi	2/1.0 (-1)	933 (-4%)	0mo	$132,000	$141	66
5901 Norvel Dr	0.43mi	3/1.5	1,041 (+7%)	3mo	$99,900	$96	64
1118 Vance Dr	0.37mi	3/1.5	1,048 (+8%)	7mo	$179,000	$171	62
1222 Nancy St	0.38mi	3/1.0	879 (-10%)	7mo	$135,000	$154	60
1122 Dorthy Dr	0.55mi	3/1.0	1,080 (+11%)	8mo	$149,000	$138	50
953 Lum Ave	0.73mi	2/1.0 (-1)	888 (-9%)	6mo	$149,900	$169	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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,076
• Equity at exit: $15,641

10-year hold

• IRR: 3.8%
• Equity multiple: 1.23×
• Total profit: $6,901
• Equity at exit: $9,070

Cash invested: $29,372 (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: 207
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$550
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $298

Break-even live

Break-even rent $1,044

Max offer price $104,900

Occupancy floor 74%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	13d	1	0.56mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	43d	1	0.73mi
5808 S Alameda St Unit 5822A Corpus Christi, TX	2.0	1.0	931	$1,199	$1.29	21d	1	0.82mi
5808 S Alameda St Corpus Christi, TX	1.0–2.0	1.0	803	$1,199	$1.49	13d	2	0.82mi
417 Whitehall Dr Corpus Christi, TX	3.0	1.0	969	$1,395	$1.44	43d	1	0.92mi
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	13d	31	1.09mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	43d	1	1.09mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	13d	20	1.13mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,440	$1.81	13d	19	1.16mi
6136 Hidden Cv Corpus Christi, TX	2.0	1.5	1047	$1,450	$1.38	43d	1	1.22mi
6620 Hardwick Dr Corpus Christi, TX	2.0	1.0	1000	$1,250	$1.25	43d	1	1.22mi
6118 Hidden Cv Corpus Christi, TX	2.0	1.0	991	$1,050	$1.06	43d	1	1.22mi
2058 Hidden Lk Corpus Christi, TX	2.0	1.0	991	$1,200	$1.21	21d	1	1.26mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$2,204	$1.74	13d	17	1.27mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	43d	1	1.27mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$1,300	$1.51	13d	22	1.38mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	21d	1	1.39mi
5002 Bevly Dr Unit B Corpus Christi, TX	2.0	1.0	550	$699	$1.27	21d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $104,900 Active 56 DOM
2. 2026-06-17
   days on market $104,900 Active 55 DOM
3. 2026-06-16
   days on market $104,900 Active 54 DOM
4. 2026-06-15
   days on market $104,900 Active 53 DOM
5. 2026-06-14
   days on market $104,900 Active 51 DOM
6. 2026-06-10
   days on market $104,900 Active 48 DOM
7. 2026-06-09
   pricedays on market $104,900 Active 47 DOM
8. 2026-06-08
   days on market $109,900 Active 46 DOM
9. 2026-06-07
   days on market $109,900 Active 45 DOM
10. 2026-06-05
    days on market $109,900 Active 42 DOM
11. 2026-06-03
    days on market $109,900 Active 41 DOM
12. 2026-06-02
    days on market $109,900 Active 40 DOM
13. 2026-06-01
    days on market $109,900 Active 39 DOM
14. 2026-05-31
    days on market $109,900 Active 38 DOM
15. 2026-05-30
    days on market $109,900 Active 37 DOM
16. 2026-04-23
    listed $109,900 Active 235-char remark

ⓘ 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/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 X (unshaded) · 65% 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: $17,060
• − Mortgage interest: −$5,876
• − Property taxes: −$2,770
• − Insurance: −$524
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,052
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,075/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

-4.5% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $104,900 CBMLS
• 2026-04-23 Listed $109,900 CBMLS

Property tax history

+5.9%/yr

Latest (2025): $2,770 · +12.0% YoY. Source: county tax records.