4706 Prinston Dr · Corpus Christi, TX 78411

$189,900

3 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 14 Days on market

Built 1955 7,802 sqft lot Est $201k · 6% 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).

• Cash flow +12.5/30.0
• ARV discount +10.0/15.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready gem, perfect for first-time homebuyers or anyone looking for comfort, convenience, and value! This charming 3 bed, 2 bath home is centrally located to everything Corpus Christi. Two living areas with modern touches, creating the perfect setting for everyday living. The kitchen comes equipped with a refrigerator, stove, microwave, and ample storage. Spacious bedrooms and closets are great for all of your needs and the updated primary bathroom adds a fresh, modern feel, while the HVAC system, only three years old, provides peace of mind and energy efficiency. The oversized backyard is perfect for entertaining. Additional features include storm shutters on the win

Key facts

• Centrally located
• Two living areas
• Kitchen equipped

Tags

• MOVE IN READY
• CENTRALLY LOCATED
• TWO LIVING AREAS
• KITCHEN EQUIPPED
• AMPLE STORAGE
• UPDATED PRIMARY BATHROOM

Property features AI

Exterior

• Parking: Concrete parking; Total of 4 parking spaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Wood siding construction; Shingle roof; Slab foundation
• Construction: Built with wood siding
• Exterior features: Storage; Wood fencing

Interior

• Kitchen: Gas oven; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-27 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.7% below list).
• Recommended offer: $166k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 rising fast (+7.9%/yr); 142 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 34% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $165,875 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $201,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4805 Prinston Dr	0.11mi	3/1.0	1,294 (-1%)	2mo	$109,000	$84	88
1025 Monette Dr	0.43mi	3/2.0	1,300 (-0%)	1mo	$225,000	$173	79
4813 Waltham Dr	0.16mi	4/2.0 (+1)	1,364 (+4%)	4mo	$225,900	$166	77
4605 Abner Dr	0.64mi	3/2.0	1,329 (+2%)	2mo	$80,000	$60	66
918 Ashland Dr	0.33mi	3/2.0	1,463 (+12%)	1mo	$75,000	$51	64
4241 Jacquelyn Dr	0.42mi	3/2.0	1,456 (+11%)	1mo	$234,900	$161	61
4814 French Dr	0.71mi	3/2.0	1,261 (-4%)	4mo	$90,000	$71	58
1102 Bradshaw Dr	0.65mi	3/2.0	1,426 (+9%)	1mo	$219,000	$154	54
746 Collingswood Dr	0.45mi	4/1.5 (+1)	1,427 (+9%)	5mo	$189,900	$133	53
4405 Totton Dr	0.66mi	3/1.5	1,207 (-8%)	4mo	$225,000	$186	52
914 Brock Dr	0.65mi	3/2.0	1,122 (-14%)	6mo	$279,000	$249	42
734 Lansdown Dr	0.46mi	2/1.0 (-1)	1,117 (-14%)	5mo	$165,000	$148	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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.55×
• Total profit: $-23,819
• Equity at exit: $28,315

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $16,319
• Equity at exit: $16,419

Cash invested: $53,172 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$996
• Tax from tax record: −$262 /mo · $3,143/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-27

Break-even live

Break-even rent $1,692

Max offer price $185,218

Occupancy floor 97%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	21d	1	0.09mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	13d	1	0.12mi
749 Ashland Dr Corpus Christi, TX	3.0	1.0	1179	$1,550	$1.31	43d	1	0.44mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	13d	1	0.49mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	43d	1	0.61mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	43d	1	0.62mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	13d	1	0.63mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	0.64mi
4813 Lavaca Dr Unit 2 Corpus Christi, TX	2.0	1.0	1746	$1,095	$0.63	43d	1	0.64mi
4813 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	21d	1	0.64mi
4817 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	21d	1	0.65mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	13d	1	0.73mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	43d	1	0.80mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	43d	1	0.82mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$1,000	$1.22	13d	1	0.83mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	13d	1	0.92mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	43d	1	0.96mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	43d	1	1.01mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	13d	1	1.02mi
929 Dolphin Pl Corpus Christi, TX	3.0	2.0	1508	$2,095	$1.39	21d	1	1.08mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	43d	1	1.09mi
857 Belmeade Dr Corpus Christi, TX	3.0	2.0	1573	$1,800	$1.14	43d	1	1.12mi
5921 Riley Dr Corpus Christi, TX	3.0	1.0	1134	$1,795	$1.58	21d	1	1.18mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	13d	20	1.21mi
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	13d	1	1.23mi
1106 Stratton Dr Corpus Christi, TX	2.0	1.0	1509	$1,300	$0.86	13d	1	1.24mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	13d	1	1.25mi
318 Aberdeen Ave Unit 1268410P Corpus Christi, TX	3.0	1.5	1076	$4,405	$4.09	43d	1	1.25mi
1218 Vance Dr Corpus Christi, TX	4.0	1.5	1200	$1,895	$1.58	43d	1	1.26mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,570	$1.69	13d	16	1.31mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.36mi
4645 Ocean Dr Corpus Christi, TX	2.0	1.0–2.0	760	$1,320	$1.74	13d	1	1.37mi
4657 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	931	$1,890	$2.03	13d	7	1.42mi
5757 S Staples St Corpus Christi, TX	1.0–3.0	1.0–2.0	856	$1,656	$1.93	43d	1	1.43mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	43d	1	1.45mi
4602 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	972	$3,671	$3.77	13d	30	1.46mi
625 Catalina Pl Corpus Christi, TX	3.0	2.0	1750	$2,100	$1.20	13d	1	1.47mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,050	$1.44	43d	2	1.47mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,100	$1.48	44d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $189,900 Active 14 DOM
2. 2026-06-17
   days on market $189,900 Active 13 DOM
3. 2026-06-16
   days on market $189,900 Active 12 DOM
4. 2026-06-15
   days on market $189,900 Active 11 DOM
5. 2026-06-14
   days on market $189,900 Active 9 DOM
6. 2026-06-10
   days on market $189,900 Active 6 DOM
7. 2026-06-09
   days on market $189,900 Active 5 DOM
8. 2026-06-08
   days on market $189,900 Active 4 DOM
9. 2026-06-07
   days on market $189,900 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $189,900 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: $3,143 · $262/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$332/yr (+$28/mo · 10.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $19,905
• − Mortgage interest: −$10,637
• − Property taxes: −$3,143
• − Insurance: −$950
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,524
• Taxable loss: −$3,534
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $530/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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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 (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% 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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

• 2026-06-04 Listed $189,900 CBMLS

Property tax history

+3.7%/yr

Latest (2025): $3,143 · +10.8% YoY. Source: county tax records.