4602 Valdez Dr · Corpus Christi, TX 78416

$73,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 24 Days on market

Built 1956 5,249 sqft lot

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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
• Appreciation +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• 5,249 sq ft lot
• Built 1956
• Listed 24 days

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Front entry parking; Rear/side/off-street parking; On-street parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Wood siding exterior; Shingle roof; Pillar/post/pier foundation
• Construction: Built with wood siding
• Exterior features: Chain link fencing; Interior lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Primary bedroom on the main level
• 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 $73k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($505 loan paydown + $3k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 2.9% of price; flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.98% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.42%
• DSCR: 2.44
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4618 Ramona Dr	0.06mi	3/1.0	936 (-11%)	2mo	$119,900	$128	76
4634 Elvira Dr	0.17mi	3/2.0	1,052 (-0%)	17mo	$189,900	$181	73
4346 Barrera Dr	0.40mi	2/1.0 (-1)	1,020 (-3%)	2mo	$55,000	$54	69
1626 Birch Pl	0.46mi	4/2.0 (+1)	1,055 (-0%)	1mo	$155,000	$147	68
1625 Birch Pl	0.46mi	3/1.0	1,124 (+6%)	5mo	$80,000	$71	64
1714 Sycamore Pl	0.53mi	3/1.0	1,086 (+3%)	15mo	$149,900	$138	58
1725 Rockford Dr	0.55mi	2/1.0 (-1)	984 (-7%)	7mo	$149,900	$152	52
4721 Molina Dr	0.45mi	2/1.0 (-1)	1,200 (+14%)	3mo	$65,000	$54	49
4929 Dubose St	0.75mi	3/1.5	978 (-7%)	4mo	$169,900	$174	48
4313 Molina Dr	0.54mi	2/1.0 (-1)	904 (-14%)	4mo	$100,000	$111	42
4913 Dubose St	0.72mi	3/1.0	940 (-11%)	8mo	$159,400	$170	41
1809 Bernandino St	0.74mi	3/1.0	930 (-12%)	17mo	$138,500	$149	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.11×
• Total profit: $22,598
• Equity at exit: $38,641

10-year hold

• IRR: 18.6%
• Equity multiple: 4.10×
• Total profit: $63,353
• Equity at exit: $64,536

Cash invested: $20,440 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$383
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $126

Break-even live

Break-even rent $1,284

Max offer price $73,000

Occupancy floor 86%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	14d	2	0.26mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	44d	1	0.52mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	1.04mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	1.12mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	1.16mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	14d	1	1.19mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	1.20mi

Listing history 17 events

1. 2026-06-18
   days on market $73,000 Active 24 DOM
2. 2026-06-17
   days on market $73,000 Active 23 DOM
3. 2026-06-16
   days on market $73,000 Active 22 DOM
4. 2026-06-15
   days on market $73,000 Active 21 DOM
5. 2026-06-14
   days on market $73,000 Active 19 DOM
6. 2026-06-10
   days on market $73,000 Active 16 DOM
7. 2026-06-09
   days on market $73,000 Active 15 DOM
8. 2026-06-08
   days on market $73,000 Active 14 DOM
9. 2026-06-07
   days on market $73,000 Active 13 DOM
10. 2026-06-03
    days on market $73,000 Active 9 DOM
11. 2026-06-02
    days on market $73,000 Active 8 DOM
12. 2026-06-01
    days on market $73,000 Active 7 DOM
13. 2026-05-31
    days on market $73,000 Active 6 DOM
14. 2026-05-30
    days on market $73,000 Active 5 DOM
15. 2026-05-22
    listed $73,000 Active
16. 2007-04-20
    soldstatus
17. 2006-08-21
    listed $52,500

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 AE · 74% 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: $17,320
• − Mortgage interest: −$4,089
• − Property taxes: −$2,098
• − Insurance: −$5,484
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$2,124
• Taxable income: $754
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $1,326/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: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

+39.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $73,000 CBMLS
• 2007-04-20 Sold (Public Records) — Public Records
• 2006-08-21 Listed $52,500 CBMLS

Property tax history

+4.0%/yr

Latest (2025): $2,098 · +11.8% YoY. Source: county tax records.