4610 Nicholson St · Corpus Christi, TX 78415

$119,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 317 Days on market

Built 1953 6,003 sqft lot $139/sqft · at area comps Est $126k · at est.

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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 +12.8/30.0
• ARV discount +9.6/15.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a VERY CUTE AND COZY HOME with extra space and a yard? This charming 2 bedrooms, 1 bathroom home with a bonus room has an oversized kitchen, large walk in closet space, jack and jill bathroom, oversized backyard that is fenced, the bonus room could serve as an additional bedroom or use as a 2nd living area. Plenty of parking, great location being close to schools and HEB, leased for $1200 month in rental income if you're looking for a investment property. Fresh paint and new blinds throughout.

Key facts

• Oversized kitchen
• Great location
• Bonus room

Tags

• OVERSIZED KITCHEN
• LARGE WALK IN CLOSET
• JACK AND JILL BATHROOM
• OVERSIZED BACKYARD
• BONUS ROOM
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.7% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $829 of loan paydown is wiped out by about $4k 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 317 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $105,512 (12.0% 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. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (median comp): $125,878
• List price: $119,900
• Delta: -4.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4514 Townsend St	0.20mi	2/1.0	850 (-2%)	11mo	$195,000	$229	79
4313 Nicholson St	0.31mi	2/1.0	812 (-6%)	1mo	$79,500	$98	75
4325 Kirkwood Dr	0.51mi	2/1.0	812 (-6%)	4mo	$139,900	$172	63
4805 Gabriel Dr	0.54mi	2/1.0	835 (-3%)	10mo	$105,000	$126	61
4849 Easter Dr	0.64mi	2/1.0	885 (+2%)	7mo	$79,900	$90	60
4633 Evelyn St	0.46mi	2/1.0	780 (-10%)	4mo	$159,999	$205	59
4625 Cosner Dr	0.35mi	2/1.0	752 (-13%)	4mo	$174,900	$233	59
4822 Dodd Dr	0.67mi	2/1.0	938 (+9%)	1mo	$139,500	$149	54
4649 Dodd Dr	0.64mi	3/1.0 (+1)	888 (+3%)	10mo	$187,000	$211	52
1530 Wynwood Dr	0.73mi	3/1.0 (+1)	912 (+6%)	2mo	$145,000	$159	50
3605 Chestnut St	0.72mi	2/1.0	775 (-10%)	1mo	$129,990	$168	49
4049 Green Grove Dr	0.58mi	2/1.0	765 (-12%)	11mo	$142,500	$186	45

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-20,886
• Equity at exit: $17,877

10-year hold

• IRR: -11.3%
• Equity multiple: 0.34×
• Total profit: $-22,006
• Equity at exit: $10,367

Cash invested: $33,572 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$629
• Tax from tax record: −$227 /mo · $2,719/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-12

Break-even live

Break-even rent $1,146

Max offer price $117,814

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $22	+0% $-12	+5% $-46	+10% $-80
Rent	-10% $-101	-5% $-56	+0% $-12	+5% $33	+10% $78
Rate	-1.0pp $49	-0.5pp $19	base $-12	+0.5pp $-43	+1.0pp $-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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	45d	1	0.11mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	45d	1	0.11mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	45d	1	0.41mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	0.70mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	23d	1	0.79mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	15d	1	0.89mi
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	45d	1	0.90mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	45d	1	0.91mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	45d	1	0.94mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	45d	1	0.94mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	45d	1	0.94mi
2534 Johanna St Unit 7 Corpus Christi, TX	1.0	1.0	600	$645	$1.07	23d	1	0.95mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	15d	1	0.96mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	23d	1	1.05mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	23d	1	1.10mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	15d	1	1.11mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	1.14mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	15d	1	1.23mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	45d	2	1.23mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	1.24mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	1.28mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	45d	1	1.35mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	1.41mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	45d	1	1.44mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	15d	1	1.44mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	23d	1	1.46mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	23d	1	1.46mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	45d	1	1.47mi

Listing history 44 events

1. 2026-06-21
   days on market $119,900 Active 317 DOM
2. 2026-06-18
   days on market $119,900 Active 314 DOM
3. 2026-06-17
   days on market $119,900 Active 313 DOM
4. 2026-06-16
   days on market $119,900 Active 312 DOM
5. 2026-06-15
   days on market $119,900 Active 311 DOM
6. 2026-06-14
   days on market $119,900 Active 309 DOM
7. 2026-06-10
   days on market $119,900 Active 306 DOM
8. 2026-06-09
   days on market $119,900 Active 305 DOM
9. 2026-06-08
   days on market $119,900 Active 304 DOM
10. 2026-06-07
    days on market $119,900 Active 303 DOM
11. 2026-06-05
    days on market $119,900 Active 300 DOM
12. 2026-06-03
    days on market $119,900 Active 299 DOM
13. 2026-06-02
    days on market $119,900 Active 298 DOM
14. 2026-06-01
    days on market $119,900 Active 297 DOM
15. 2026-05-31
    days on market $119,900 Active 296 DOM
16. 2026-05-30
    days on market $119,900 Active 295 DOM
17. 2025-10-17
    price $119,900 510-char remark

    Show marketing remark (510 chars)

    Looking for a VERY CUTE AND COZY HOME with extra space and a yard? This charming 2 bedrooms, 1 bathroom home with a bonus room has an oversized kitchen, large walk in closet space, jack and jill bathroom, oversized backyard that is fenced, the bonus room could serve as an additional bedroom or use as a 2nd living area. Plenty of parking, great location being close to schools and HEB, leased for $1200 month in rental income if you're looking for a investment property. Fresh paint and new blinds throughout.

18. 2025-08-25
    price $114,900 510-char remark

    Show marketing remark (510 chars)

    Looking for a VERY CUTE AND COZY HOME with extra space and a yard? This charming 2 bedrooms, 1 bathroom home with a bonus room has an oversized kitchen, large walk in closet space, jack and jill bathroom, oversized backyard that is fenced, the bonus room could serve as an additional bedroom or use as a 2nd living area. Plenty of parking, great location being close to schools and HEB, leased for $1200 month in rental income if you're looking for a investment property. Fresh paint and new blinds throughout.

19. 2025-08-12
    price $116,000 510-char remark

    Show marketing remark (510 chars)

    Looking for a VERY CUTE AND COZY HOME with extra space and a yard? This charming 2 bedrooms, 1 bathroom home with a bonus room has an oversized kitchen, large walk in closet space, jack and jill bathroom, oversized backyard that is fenced, the bonus room could serve as an additional bedroom or use as a 2nd living area. Plenty of parking, great location being close to schools and HEB, leased for $1200 month in rental income if you're looking for a investment property. Fresh paint and new blinds throughout.

20. 2025-08-08
    listed $119,900 Active 510-char remark

    Show marketing remark (510 chars)

    Looking for a VERY CUTE AND COZY HOME with extra space and a yard? This charming 2 bedrooms, 1 bathroom home with a bonus room has an oversized kitchen, large walk in closet space, jack and jill bathroom, oversized backyard that is fenced, the bonus room could serve as an additional bedroom or use as a 2nd living area. Plenty of parking, great location being close to schools and HEB, leased for $1200 month in rental income if you're looking for a investment property. Fresh paint and new blinds throughout.

21. 2024-07-09
    listed $135,000 Active
22. 2023-01-23
    status Active
23. 2022-11-17
    historical
24. 2022-10-25
    listed $139,000 Active
25. 2022-04-01
    historical
26. 2022-03-31
    soldstatus Closed
27. 2022-03-31
    soldstatus
28. 2022-02-26
    status Pending
29. 2022-02-21
    historical Active Under Contract
30. 2022-01-21
    price $124,500
31. 2021-12-28
    listed $129,500 Active
32. 2021-07-10
    historical
33. 2021-07-08
    soldstatus Closed
34. 2021-07-08
    soldstatus
35. 2021-07-07
    status Pending
36. 2021-06-28
    price $79,000
37. 2021-06-21
    listed $85,000 Active
38. 2021-06-21
    soldstatus
39. 2020-04-09
    historical
40. 2020-01-22
    price $69,000
41. 2020-01-13
    listed $74,900 Active
42. 2004-04-29
    soldstatus
43. 2004-04-28
    soldstatus
44. 2004-03-17
    listed $53,900

ⓘ 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: $2,719 · $227/mo
• Projected year-2 tax: $2,719 · $227/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 (unshaded) · 20% 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: $13,572
• − Mortgage interest: −$6,716
• − Property taxes: −$2,719
• − Insurance: −$600
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,488
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $368/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

+122.4% since first listed

28 events — show timeline

• 2025-10-17 Price Changed $119,900 CBMLS
• 2025-08-25 Price Changed $114,900 CBMLS
• 2025-08-12 Price Changed $116,000 CBMLS
• 2025-08-08 Listed $119,900 CBMLS
• 2024-07-09 Listed $135,000 CBMLS
• 2023-01-23 Relisted — CBMLS
• 2022-11-17 Delisted — CBMLS
• 2022-10-25 Listed $139,000 CBMLS
• 2022-04-01 Delisted — CBMLS
• 2022-03-31 Sold (Public Records) — Public Records
• 2022-03-31 Sold (MLS) — CBMLS
• 2022-02-26 Pending — CBMLS
• 2022-02-21 Contingent — CBMLS
• 2022-01-21 Price Changed $124,500 CBMLS
• 2021-12-28 Listed $129,500 CBMLS
• 2021-07-10 Delisted — CBMLS
• 2021-07-08 Sold (Public Records) — Public Records
• 2021-07-08 Sold (MLS) — CBMLS
• 2021-07-07 Pending — CBMLS
• 2021-06-28 Price Changed $79,000 CBMLS
• 2021-06-21 Sold (Public Records) — Public Records
• 2021-06-21 Listed $85,000 CBMLS
• 2020-04-09 Delisted — CBMLS
• 2020-01-22 Price Changed $69,000 CBMLS
• 2020-01-13 Listed $74,900 CBMLS
• 2004-04-29 Sold (Public Records) — Public Records
• 2004-04-28 Sold (MLS) — CBMLS
• 2004-03-17 Listed $53,900 CBMLS

Property tax history

+8.1%/yr

Latest (2025): $2,719 · +4.6% YoY. Source: county tax records.