14300 S Padre Island Dr Unit 220C · Corpus Christi, TX 78418

$190,000

3 bd · 2.0 ba · 980 sqft · Condo · 18 Days on market

Built 1974 $194/sqft · 30% below area Est $272k · 30% under $878/mo HOA · 38% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• Cash flow +6.0/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your fully furnished coastal penthouse retreat at the sought-after Anchor Resort! Where serene canal views, resort-style amenities, and relaxed island living come together. This beautifully updated 3-bedroom, 2-bathroom condo offers an open, light-filled layout with soaring ceilings, premium finishes, and stylish furnishings throughout. The spacious living area is perfect for enjoying your morning coffee or watching the sunset over the water as boats pass by. Enjoy tranquil canal views from the balcony accessed via the breezeway. With two beds, two bunk beds, and a sleeper sofa, there’s ample room to comfortably accommodate guests, visitors, or a group getaway. Enjoy except

Key facts

• Updated condo
• Spacious living area
• Canal views

Tags

• COASTAL PENTHOUSE RETREAT
• CANAL VIEWS
• RESORT STYLE AMENITIES
• UPDATED CONDO
• OPEN LIGHT FILLED LAYOUT
• SPACIOUS LIVING AREA

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association amenities include a pool and pier; Short-term rentals allowed

Exterior

• Parking: Assigned covered parking; 2 garage spaces (garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Underground electric; Underground utilities available
• Home design: 2-story property; Built-Up roof; Concrete construction; Slab foundation; Waterfront on a channel with canal access; Asphalt road access
• Construction: Concrete construction; Built-Up roof; Slab foundation; Built in 2 stories
• Exterior features: Dock; Garden; Open patio; Patio with screen enclosure; Private heated in-ground pool with concrete decking

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable TV
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (27.4% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $138k (27.4% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL).
• Market conditions: Rents soft (-0.6%/yr); 703 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/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

• It's been on market 18 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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: HOA is 38% of rent.

Recommended offer $137,935 (27.4% 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $271,538
• List price: $190,000
• Delta: -33.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -36.7%
• Equity multiple: -0.13×
• Total profit: $-59,923
• Equity at exit: $28,330

10-year hold

• IRR: -98.2%
• Equity multiple: -0.99×
• Total profit: $-105,608
• Equity at exit: $16,428

Cash invested: $53,200 (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 78418

• Rents YoY: -0.6%
• Active inventory: 703
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$878
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-360

Break-even live

Break-even rent $2,773

Max offer price $137,935

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-294	+0% $-360	+5% $-425	+10% $-491
Rent	-10% $-543	-5% $-451	+0% $-360	+5% $-268	+10% $-177
Rate	-1.0pp $-264	-0.5pp $-311	base $-360	+0.5pp $-409	+1.0pp $-459

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14130 N Cabana St Unit 5b Corpus Christi, TX	2.0	1.5	984	$2,200	$2.24	15d	1	0.14mi
14434 E Cabana St #317 Corpus Christi, TX	2.0	2.0	1006	$2,500	$2.49	46d	1	0.25mi
15005 Windward Dr #121 Corpus Christi, TX	2.0	1.0	955	$1,800	$1.88	45d	1	1.39mi

HOA detail condo

• Monthly dues: $878 · $10,536/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-22
   days on market $190,000 Active 18 DOM
2. 2026-06-18
   days on market $190,000 Active 15 DOM
3. 2026-06-17
   days on market $190,000 Active 14 DOM
4. 2026-06-16
   days on market $190,000 Active 13 DOM
5. 2026-06-15
   days on market $190,000 Active 12 DOM
6. 2026-06-14
   days on market $190,000 Active 10 DOM
7. 2026-06-13
   days on market $190,000 Active 9 DOM
8. 2026-06-10
   days on market $190,000 Active 7 DOM
9. 2026-06-09
   days on market $190,000 Active 6 DOM
10. 2026-06-08
    days on market $190,000 Active 5 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    pricestatusdays on marketlisting id $190,000 Active 4 DOM
13. 2026-04-23
    price $180,000
14. 2026-04-11
    price $190,000
15. 2026-03-20
    price $196,500
16. 2026-03-10
    price $197,500
17. 2026-02-06
    price $198,500
18. 2025-09-10
    price $199,000
19. 2025-09-04
    price $205,000
20. 2025-08-22
    price $212,000
21. 2025-07-07
    listed $213,000 Active
22. 2025-04-03
    status Active
23. 2025-03-20
    price $199,900
24. 2025-01-15
    price $221,999
25. 2024-05-02
    status Active
26. 2024-05-01
    listed $226,900 Active
27. 2024-04-19
    listed $227,000 Active
28. 2020-09-02
    historical
29. 2020-02-21
    soldstatus Closed
30. 2020-02-06
    status Pending
31. 2019-08-27
    listed $143,000 Active
32. 2019-02-05
    historical
33. 2018-11-14
    price $115,000
34. 2018-08-03
    price $119,000
35. 2018-01-09
    price $123,000
36. 2018-01-03
    price $130,500
37. 2017-05-01
    price $139,500
38. 2017-04-13
    listed $148,500 Active
39. 2016-06-06
    historical
40. 2016-06-02
    soldstatus Closed
41. 2016-05-28
    status Pending
42. 2016-05-15
    historical Option Period
43. 2016-05-04
    listed $129,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,816
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$10,536
• − Depreciation: −$5,527
• Taxable loss: −$7,141
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $-2,604/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)

No district data.

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): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 808.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• 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

+47.3% since first listed

32 events — show timeline

• 2026-06-01 Listed $190,000 CBMLS
• 2026-04-23 Price Changed $180,000 CBMLS
• 2026-04-11 Price Changed $190,000 CBMLS
• 2026-03-20 Price Changed $196,500 CBMLS
• 2026-03-10 Price Changed $197,500 CBMLS
• 2026-02-06 Price Changed $198,500 CBMLS
• 2025-09-10 Price Changed $199,000 CBMLS
• 2025-09-04 Price Changed $205,000 CBMLS
• 2025-08-22 Price Changed $212,000 CBMLS
• 2025-07-07 Listed $213,000 CBMLS
• 2025-04-03 Relisted — CBMLS
• 2025-03-20 Price Changed $199,900 CBMLS
• 2025-01-15 Price Changed $221,999 CBMLS
• 2024-05-02 Relisted — CBMLS
• 2024-05-01 Listed $226,900 CBMLS
• 2024-04-19 Listed $227,000 CBMLS
• 2020-09-02 Delisted — CBMLS
• 2020-02-21 Sold (MLS) — CBMLS
• 2020-02-06 Pending — CBMLS
• 2019-08-27 Listed $143,000 CBMLS
• 2019-02-05 Delisted — CBMLS
• 2018-11-14 Price Changed $115,000 CBMLS
• 2018-08-03 Price Changed $119,000 CBMLS
• 2018-01-09 Price Changed $123,000 CBMLS
• 2018-01-03 Price Changed $130,500 CBMLS
• 2017-05-01 Price Changed $139,500 CBMLS
• 2017-04-13 Listed $148,500 CBMLS
• 2016-06-06 Delisted — CBMLS
• 2016-06-02 Sold (MLS) — CBMLS
• 2016-05-28 Pending — CBMLS
• 2016-05-15 Contingent — CBMLS
• 2016-05-04 Listed $129,000 CBMLS