9733 Wilkins Dr · Corpus Christi, TX 78410

$177,600

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 30 Days on market

Built 1961 0.30 ac lot Est $240k · 26% under

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home in Annaville sits on a 0.30-acre lot and offers versatile bonus space. Inside, the kitchen features ample cabinet space and stainless steel appliances. The primary suite includes a ensuite bath, while the additional bedrooms offer flexibility for guests along with access to a second full bath. A standout feature of the property is the detached quarters, complete with tile flooring and a cozy fireplace — ideal for a game room, studio, home gym, office, or guest retreat. Outside, the oversized backyard offers plenty of room for entertaining, gardening, or future additions. Detached 2 car garage. Conveniently located near schools, shopping, dining, and major roadwa

Key facts

• Detached quarters
• Ample cabinet space
• Oversized backyard

Tags

• DETACHED QUARTERS
• OVERSIZED BACKYARD
• AMPLE CABINET SPACE
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached garage; 2 covered garage spaces; Rear/side/off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a single-story
• Exterior features: Covered patio; Patio; Wood fencing; Interior lot (95 x 137)

Interior

• Kitchen: Double oven; Dishwasher; Electric cooktop; Microwave
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Additional living quarters; Fireplace; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $175k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Tuloso-Midway ISD (urban): math 33% / reading 46% proficiency, ranked #408 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $5k 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 30 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,936 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $240,337
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9634 Wilkins Dr	0.10mi	3/2.0	1,747 (+8%)	3mo	$132,000	$76	79
9610 Royal Oak Dr	0.51mi	3/2.0	1,567 (-3%)	4mo	$292,500	$187	68
9834 Redbud Dr	0.53mi	3/2.0	1,648 (+2%)	7mo	$119,900	$73	66
9645 Paula Dr	0.14mi	3/2.0	1,431 (-11%)	12mo	$160,000	$112	64
9562 Danish Oak Dr	0.58mi	4/2.0 (+1)	1,665 (+3%)	8mo	$313,695	$188	56
2009 Beckworth	0.75mi	3/2.0	1,680 (+4%)	6mo	$255,000	$152	53
818 W Wildwood Dr	0.60mi	3/2.0	1,748 (+8%)	6mo	$259,900	$149	53
409 E Wildwood Dr	0.58mi	3/2.5	1,770 (+10%)	3mo	$165,000	$93	52
1618 Danish Oak Dr	0.58mi	3/2.0	1,415 (-12%)	2mo	$290,200	$205	51
9321 Mars Ave	0.62mi	4/2.0 (+1)	1,775 (+10%)	4mo	$234,900	$132	46
9422 English Oak Dr	0.67mi	3/2.0	1,428 (-12%)	6mo	$255,000	$179	45
10006 Leopard St	0.56mi	4/2.0 (+1)	1,790 (+11%)	13mo	$125,000	$70	40

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,605
• Equity at exit: $26,481

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,069
• Equity at exit: $15,356

Cash invested: $49,728 (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 78410

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$931
• Tax from tax record: −$434 /mo · $5,210/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $238

Break-even live

Break-even rent $1,822

Max offer price $177,600

Occupancy floor 84%

Sensitivity live

Price	-10% $339	-5% $288	+0% $238	+5% $188	+10% $138
Rent	-10% $70	-5% $154	+0% $238	+5% $322	+10% $406
Rate	-1.0pp $328	-0.5pp $283	base $238	+0.5pp $192	+1.0pp $145

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: $44,400
• Closing costs: $5,328
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9338 Evening Star Ln Corpus Christi, TX	3.0	2.0	1710	$1,700	$0.99	44d	1	0.47mi
9318 Moon Beam Trl Corpus Christi, TX	3.0	2.0	1725	$2,000	$1.16	14d	1	0.59mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,875	$2.14	14d	20	0.89mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	857	$18,115	$21.13	44d	1	0.89mi
1901 Spanish Trl Corpus Christi, TX	4.0	2.0	1957	$2,375	$1.21	14d	1	0.90mi
3033 Astros Way Corpus Christi, TX	3.0	2.0	1583	$2,300	$1.45	14d	1	0.96mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	44d	1	1.30mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	14d	5	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $177,600 Active 30 DOM
2. 2026-06-17
   days on market $177,600 Active 29 DOM
3. 2026-06-16
   days on market $177,600 Active 28 DOM
4. 2026-06-15
   days on market $177,600 Active 27 DOM
5. 2026-06-14
   days on market $177,600 Active 25 DOM
6. 2026-06-13
   days on market $177,600 Active 24 DOM
7. 2026-06-10
   days on market $177,600 Active 22 DOM
8. 2026-06-09
   days on market $177,600 Active 21 DOM
9. 2026-06-08
   days on market $177,600 Active 20 DOM
10. 2026-06-07
    days on market $177,600 Active 19 DOM
11. 2026-06-03
    days on market $177,600 Active 15 DOM
12. 2026-06-02
    days on market $177,600 Active 14 DOM
13. 2026-06-01
    days on market $177,600 Active 13 DOM
14. 2026-05-31
    days on market $177,600 Active 12 DOM
15. 2026-05-30
    days on market $177,600 Active 11 DOM
16. 2026-05-19
    listed $177,600 Active

ⓘ 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: $5,210 · $434/mo
• Projected year-2 tax: $5,210 · $434/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $25,484
• − Mortgage interest: −$9,948
• − Property taxes: −$5,210
• − Insurance: −$888
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$5,167
• Taxable income: $194
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,812/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: Tuloso-Midway ISD
• NCES district ID: 4843350
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $53,078
• Composite: 34.33/100
• National rank: #5235
• State rank: #408 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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 (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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

• 2026-05-19 Listed $177,600 CBMLS

Property tax history

+3.7%/yr

Latest (2025): $5,210 · +0.1% YoY. Source: county tax records.