3626 Fairchild St · Corpus Christi, TX 78405

$64,500

2 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 101 Days on market

Built 1955 Fair condition 6,251 sqft lot $61/sqft · 59% below area

---

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 +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Key facts

• 6,251 sq ft lot
• Built 1955
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.7% 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: 98 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• In year one you build about $1k of equity ($446 loan paydown + $916 appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% 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 101 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $58,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.85% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.12%
• DSCR: 2.21
• GRM: 4.5

CMA / ARV

• ARV (median comp): $156,887
• List price: $64,500
• Delta: -58.89%
• 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
2921 Sabinas St	0.36mi	2/1.0	1,044 (-1%)	4mo	$69,999	$67	78
3033 Elgin St	0.33mi	3/1.0 (+1)	1,058 (+0%)	7mo	$149,900	$142	74
2838 Greenwood Dr	0.54mi	2/2.0	1,058 (+0%)	5mo	$158,000	$149	66
3650 Braniff St	0.35mi	3/1.0 (+1)	986 (-6%)	4mo	$69,900	$71	65
3621 Curtiss St	0.15mi	3/2.0 (+1)	1,112 (+5%)	15mo	$205,000	$184	62
3037 Macarthur St	0.61mi	2/1.0	960 (-9%)	2mo	$50,000	$52	55
2530 Dunbar St	0.58mi	3/2.0 (+1)	992 (-6%)	4mo	$79,900	$81	51
3073 Reyna St	0.64mi	3/2.0 (+1)	1,036 (-2%)	10mo	$110,000	$106	50
3306 Elgin St	0.38mi	3/1.0 (+1)	901 (-15%)	5mo	$133,500	$148	48
2225 Presa St	0.72mi	2/1.0	924 (-12%)	10mo	$53,500	$58	38
430 Pueblo St	0.66mi	3/1.0 (+1)	916 (-13%)	14mo	$75,000	$82	31
2519 Nimitz St	0.63mi	3/1.0 (+1)	1,204 (+14%)	16mo	$109,999	$91	29

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.58×
• Total profit: $28,608
• Equity at exit: $23,443

10-year hold

• IRR: 32.3%
• Equity multiple: 5.01×
• Total profit: $72,460
• Equity at exit: $32,285

Cash invested: $18,060 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 7 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $88,500 ($88/sqft)
• Median days on market: 93 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +69.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78405

• Home prices YoY: 1.3%
• Active inventory: 98
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$338
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $408

Break-even live

Break-even rent $675

Max offer price $64,500

Occupancy floor 61%

Sensitivity live

Price	-10% $445	-5% $426	+0% $408	+5% $390	+10% $372
Rent	-10% $314	-5% $361	+0% $408	+5% $455	+10% $502
Rate	-1.0pp $441	-0.5pp $425	base $408	+0.5pp $391	+1.0pp $374

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: $16,125
• Closing costs: $1,935
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	63d	1	0.92mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	70d	1	0.98mi
4702 Old Brownsville Rd Corpus Christi, TX	1.0	1.0	700	$764	$1.09	93d	1	1.01mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	93d	1	1.04mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	63d	6	1.06mi
2333 Riggan St Corpus Christi, TX	2.0	1.0	856	$1,250	$1.46	93d	1	1.24mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	63d	1	1.35mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	93d	1	1.35mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	63d	1	1.35mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	63d	1	1.38mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$800	$1.03	63d	2	1.42mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	93d	1	1.43mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	93d	1	1.49mi

Property features AI

Exterior

• Parking: Front entry
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: Single-story homeShingle roofPillar/post/pier foundation
• Construction: Storage structure on property
• Exterior features: StorageChain link fencingInterior lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has fireplace
• Interior features: Breakfast barNo additional interior features
• Laundry & utility: Dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $64,500 Active 101 DOM
2. 2026-08-07
   days on market $64,500 Active 100 DOM
3. 2026-08-06
   days on market $64,500 Active 99 DOM
4. 2026-08-05
   days on market $64,500 Active 98 DOM
5. 2026-08-04
   days on market $64,500 Active 97 DOM
6. 2026-08-03
   days on market $64,500 Active 96 DOM
7. 2026-07-31
   days on market $64,500 Active 93 DOM
8. 2026-07-29
   days on market $64,500 Active 91 DOM
9. 2026-07-27
   days on market $64,500 Active 89 DOM
10. 2026-07-25
    days on market $64,500 Active 87 DOM
11. 2026-07-24
    days on market $64,500 Active 86 DOM
12. 2026-07-23
    days on market $64,500 Active 85 DOM
13. 2026-07-22
    days on market $64,500 Active 84 DOM
14. 2026-07-21
    days on market $64,500 Active 83 DOM
15. 2026-07-18
    days on market $64,500 Active 80 DOM
16. 2026-07-16
    days on market $64,500 Active 78 DOM
17. 2026-07-16
    days on market $64,500 Active 77 DOM
18. 2026-07-14
    days on market $64,500 Active 76 DOM
19. 2026-07-13
    days on market $64,500 Active 75 DOM
20. 2026-07-12
    days on market $64,500 Active 74 DOM
21. 2026-07-11
    days on market $64,500 Active 73 DOM
22. 2026-07-10
    days on market $64,500 Active 72 DOM
23. 2026-07-09
    days on market $64,500 Active 71 DOM
24. 2026-07-08
    days on market $64,500 Active 70 DOM
25. 2026-07-07
    days on market $64,500 Active 69 DOM
26. 2026-07-06
    days on market $64,500 Active 68 DOM
27. 2026-07-05
    days on market $64,500 Active 67 DOM
28. 2026-07-04
    days on market $64,500 Active 66 DOM
29. 2026-07-03
    days on market $64,500 Active 65 DOM
30. 2026-07-02
    days on market $64,500 Active 64 DOM
31. 2026-07-01
    days on market $64,500 Active 63 DOM
32. 2026-06-30
    days on market $64,500 Active 62 DOM
33. 2026-06-29
    days on market $64,500 Active 61 DOM
34. 2026-06-28
    days on market $64,500 Active 60 DOM
35. 2026-06-28
    days on market $64,500 Active 59 DOM
36. 2026-06-27
    days on market $64,500 Active 58 DOM
37. 2026-06-25
    days on market $64,500 Active 56 DOM
38. 2026-06-23
    days on market $64,500 Active 54 DOM
39. 2026-06-21
    days on market $64,500 Active 53 DOM
40. 2026-06-18
    days on market $64,500 Active 50 DOM
41. 2026-06-17
    days on market $64,500 Active 49 DOM
42. 2026-06-16
    days on market $64,500 Active 48 DOM
43. 2026-06-15
    days on market $64,500 Active 47 DOM
44. 2026-06-14
    days on market $64,500 Active 45 DOM
45. 2026-06-10
    days on market $64,500 Active 42 DOM
46. 2026-06-09
    days on market $64,500 Active 41 DOM
47. 2026-06-08
    days on market $64,500 Active 40 DOM
48. 2026-06-07
    days on market $64,500 Active 39 DOM
49. 2026-06-05
    days on market $64,500 Active 36 DOM
50. 2026-06-03
    days on market $64,500 Active 35 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 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: $14,293
• − Mortgage interest: −$3,613
• − Property taxes: −$2,013
• − Insurance: −$322
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,876
• Taxable income: $4,181
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,894/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,375–$47,475 screening

This single-family home requires significant repairs and maintenance, particularly to the roof, siding, and HVAC system. Improvements in these areas will significantly enhance its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is not visible, but the house appears old and may require updates.
• Major Plumbing (plumbing) — The house appears old and may have outdated plumbing that needs to be checked and possibly replaced.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential water infiltration.
• Major siding — Peeling paint and overall poor condition indicate a need for replacement.
• Major flooring — Worn appearance suggests the need for replacement or repair.
• Major interior walls/paint — Faded and worn paint indicates a need for repainting or replacement.
• Major HVAC — Old unit may need replacement or repair to ensure proper functioning.
• Major landscaping — Sparse and overgrown appearance requires maintenance and landscaping improvements to enhance curb appeal.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality. ↑
• Both siding replacement — New siding will enhance the home's curb appeal and increase its value. ↑
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping and curb appeal improvements — A well-maintained and landscaped exterior will enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Wynn Seale Metropolitan School Of Design F TX #2,429/4,322 Nat'l #26,096/41,679 Middle Martin Middle F TX #1,569/1,662 Nat'l #12,634/14,009 High Roy Miller H S And Metro School Of Design F TX #1,170/1,632 Nat'l #11,740/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 18% of renters

---

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

---

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: ▲ 1.42%
• Current HPI: 113.2227
• 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

Property features AI

Exterior

• Parking: Front entry
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: Single-story homeShingle roofPillar/post/pier foundation
• Construction: Storage structure on property
• Exterior features: StorageChain link fencingInterior lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has fireplace
• Interior features: Breakfast barNo additional interior features
• Laundry & utility: Dryer hookup

Price history

+61.7% since first listed

6 events — show timeline

• 2026-05-28 Price Changed $64,500 CBMLS
• 2026-04-27 Listed $69,500 CBMLS
• 2025-05-09 Pending — CBMLS
• 2025-04-14 Listed $69,500 CBMLS
• 2022-06-06 Sold (Public Records) — Public Records
• 2007-11-29 Listed $39,900 CBMLS

Property tax history

+3.6%/yr

Latest (2025): $2,013 · +0.1% YoY. Source: county tax records.