4915 Cynthia St · Corpus Christi, TX 78410

$65,000

3 bd · 1.0 ba · 915 sqft · SingleFamily public records · 219 Days on market

Built 1975 2,500 sqft lot $71/sqft · 59% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

Key facts

• Low-maintenance yard
• Shiny countertops
• Fresh cabinets

Tags

• UPDATED FLOORS
• NEW ROOF
• SHINY COUNTERTOPS
• FRESH CABINETS
• LOW-MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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.
• Calallen ISD (urban): math 42% / reading 44% proficiency, ranked #249 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $39k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1975 — 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. 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: 2.31% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.26%
• DSCR: 3.01
• GRM: 3.6

CMA / ARV

• ARV (median comp): $157,361
• List price: $65,000
• Delta: -58.69%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 2.74×
• Total profit: $31,719
• Equity at exit: $9,692

10-year hold

• IRR: 46.9%
• Equity multiple: 5.29×
• Total profit: $78,011
• Equity at exit: $5,620

Cash invested: $18,200 (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 78410

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $686

Break-even live

Break-even rent $630

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $723	-5% $705	+0% $686	+5% $668	+10% $650
Rent	-10% $568	-5% $627	+0% $686	+5% $746	+10% $805
Rate	-1.0pp $719	-0.5pp $703	base $686	+0.5pp $670	+1.0pp $653

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-10
   days on market $65,000 Active 219 DOM
2. 2026-06-09
   days on market $65,000 Active 218 DOM
3. 2026-06-08
   days on market $65,000 Active 217 DOM
4. 2026-06-07
   days on market $65,000 Active 216 DOM
5. 2026-06-03
   days on market $65,000 Active 212 DOM
6. 2026-06-02
   days on market $65,000 Active 211 DOM
7. 2026-06-01
   days on market $65,000 Active 210 DOM
8. 2026-05-31
   days on market $65,000 Active 209 DOM
9. 2026-05-30
   days on market $65,000 Active 208 DOM
10. 2026-04-30
    price $65,000 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

11. 2026-04-26
    price $68,000 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

12. 2026-04-15
    price $69,900 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

13. 2026-04-01
    price $74,900 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

14. 2026-03-24
    price $77,000 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

15. 2026-02-20
    price $79,900 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

16. 2026-02-04
    price $89,900 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

17. 2026-01-27
    price $99,900 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

18. 2025-11-03
    listed $103,900 Active 557-char remark

    Show marketing remark (557 chars)

    Reduced! Selling AS-IS ready to turn this into that cozy, tiny home vibe without being stuck in the city? Check out this gem! With recently updated floors, a new roof, shiny countertops, and fresh cabinets, this place is ready for you to move in. It features three updated bedrooms, perfect for starting out or downsizing. Plus, the low-maintenance yard means you can spend more time enjoying your new space and less time worrying about yard work. If you’re dreaming of a simple lifestyle with the comforts of modern living, this is the spot for you.

19. 2025-11-01
    historical
20. 2025-10-03
    price $104,900
21. 2025-09-29
    price $1,049,000
22. 2025-09-16
    price $109,900
23. 2025-09-04
    price $116,000
24. 2025-08-13
    price $119,900
25. 2025-06-30
    listed $129,900 Active
26. 2007-04-17
    listed $42,000
27. 2000-12-29
    soldstatus

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/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 (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $17,989
• − Mortgage interest: −$3,641
• − Property taxes: −$1,558
• − Insurance: −$325
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$1,891
• Taxable income: $7,696
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $6,391/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: Calallen ISD
• NCES district ID: 4812420
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $73,780
• Composite: 39.25/100
• National rank: #4004
• State rank: #249 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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 (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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

+54.8% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $65,000 CBMLS
• 2026-04-26 Price Changed $68,000 CBMLS
• 2026-04-15 Price Changed $69,900 CBMLS
• 2026-04-01 Price Changed $74,900 CBMLS
• 2026-03-24 Price Changed $77,000 CBMLS
• 2026-02-20 Price Changed $79,900 CBMLS
• 2026-02-04 Price Changed $89,900 CBMLS
• 2026-01-27 Price Changed $99,900 CBMLS
• 2025-11-03 Listed $103,900 CBMLS
• 2025-11-01 Delisted — CBMLS
• 2025-10-03 Price Changed $104,900 CBMLS
• 2025-09-29 Price Changed $1,049,000 CBMLS
• 2025-09-16 Price Changed $109,900 CBMLS
• 2025-09-04 Price Changed $116,000 CBMLS
• 2025-08-13 Price Changed $119,900 CBMLS
• 2025-06-30 Listed $129,900 CBMLS
• 2007-04-17 Listed $42,000 CBMLS
• 2000-12-29 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,558 · +22.0% YoY. Source: county tax records.