333 Old Robstown Rd · Corpus Christi, TX 78408

$59,900

3 bd · 1.0 ba · 983 sqft · SingleFamily public records · 30 Days on market

Built 1957 8,367 sqft lot

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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
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Exceptional value-add opportunity in an established Corpus Christi neighborhood. This 3-bedroom, 1-bath home offers living space with a traditional layout, ready for your creative vision. The property features a long driveway, a detached garage, and a spacious backyard with excellent flexibility for future improvements, expansions, or outdoor living upgrades. Ideally situated on a residential street, it provides quick, convenient access to local businesses, major roadways, and surrounding residential developments. Perfect for investors, contractors, or builders looking to renovate, rebuild, or add a high-potential asset to a long-term rental portfolio. Strong upside potential throughout. Pr

Key facts

• Spacious backyard
• Long driveway
• Detached garage

Tags

• VALUE-ADD OPPORTUNITY
• LONG DRIVEWAY
• DETACHED GARAGE
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Lot about 0.19 acre (8,368 sq ft)
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage (1 covered garage space, 1 total parking space)
• Utilities: Public water
• Home design: Single-story property; Frame/wood siding
• Construction: Composition shingle roof; Slab foundation; Frame/Wood construction with siding; Built area approximately 983 square feet
• Exterior features: Other exterior features; Paved road access; Public water

Interior

• Kitchen: Gas water heater; No conveying appliances
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Countertops (other); Window coverings; Living area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• 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: 36 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($414 loan paydown + $5k appreciation (8.5% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.62% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $125,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 W Longview St	0.33mi	3/1.0	1,013 (+3%)	2mo	$59,000	$58	78
314 Old Robstown	0.06mi	3/2.0	1,121 (+14%)	8mo	$162,500	$145	63
214 Shawnee	0.43mi	3/1.0	922 (-6%)	12mo	$119,000	$129	59
444 Dixon Dr	0.38mi	2/1.0 (-1)	1,052 (+7%)	9mo	$134,500	$128	58
326 Virginia Ave	0.62mi	3/1.0	915 (-7%)	3mo	$135,000	$148	57
541 Villa Dr	0.47mi	2/1.0 (-1)	928 (-6%)	9mo	$46,900	$51	57
423 Fairview Dr	0.37mi	3/1.5	1,110 (+13%)	4mo	$120,000	$108	56
222 Westgate Dr	0.51mi	2/1.0 (-1)	1,067 (+8%)	4mo	$59,999	$56	54
357 W Saxet Dr	0.30mi	3/1.0	1,128 (+15%)	11mo	$188,900	$167	52
615 Dolores St	0.73mi	3/2.0	918 (-7%)	8mo	$130,400	$142	44
921 Nandina Dr	0.74mi	3/1.0	1,057 (+8%)	13mo	$72,000	$68	42
334 Osage St	0.74mi	3/2.0	840 (-14%)	10mo	$36,000	$43	29

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

Projected returns pro-forma

8.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.64×
• Total profit: $44,313
• Equity at exit: $47,510

10-year hold

• IRR: 32.3%
• Equity multiple: 7.90×
• Total profit: $115,680
• Equity at exit: $96,283

Cash invested: $16,772 (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 78408

• Home prices YoY: 6.8%
• Active inventory: 36
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $972 high
• Mortgage (P&I): −$314
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $278

Break-even live

Break-even rent $620

Max offer price $59,900

Occupancy floor 66%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$828	$1.93	43d	3	0.58mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,199	$1.40	13d	6	0.60mi
725 Villa Dr Unit 7 Corpus Christi, TX	2.0	1.0	628	$649	$1.03	43d	1	0.61mi
725 Villa Dr Corpus Christi, TX	2.0	1.0	650	$649	$1.00	13d	1	0.62mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	13d	1	0.63mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	43d	1	0.86mi
4505 Up River Rd Corpus Christi, TX	2.0	1.0	966	$1,450	$1.50	13d	1	0.88mi
1114 25th St Corpus Christi, TX	1.0–2.0	1.0	712	$1,050	$1.47	13d	6	1.19mi
2245 Comanche St Unit A Corpus Christi, TX	3.0	1.0	1016	$1,350	$1.33	21d	1	1.23mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	21d	1	1.43mi

Listing history 17 events

1. 2026-06-19
   price $59,900 Active 30 DOM
2. 2026-06-18
   days on market $65,000 Active 30 DOM
3. 2026-06-17
   days on market $65,000 Active 29 DOM
4. 2026-06-16
   days on market $65,000 Active 28 DOM
5. 2026-06-15
   days on market $65,000 Active 27 DOM
6. 2026-06-14
   days on market $65,000 Active 25 DOM
7. 2026-06-10
   days on market $65,000 Active 22 DOM
8. 2026-06-09
   days on market $65,000 Active 21 DOM
9. 2026-06-08
   days on market $65,000 Active 20 DOM
10. 2026-06-07
    days on market $65,000 Active 19 DOM
11. 2026-06-05
    days on market $65,000 Active 16 DOM
12. 2026-06-03
    days on market $65,000 Active 15 DOM
13. 2026-06-02
    days on market $65,000 Active 14 DOM
14. 2026-06-01
    days on market $65,000 Active 13 DOM
15. 2026-05-31
    days on market $65,000 Active 12 DOM
16. 2026-05-30
    days on market $65,000 Active 11 DOM
17. 2026-05-19
    listed $65,000 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: $1,807 · $151/mo
• Projected year-2 tax: $1,807 · $151/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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $11,658
• − Mortgage interest: −$3,355
• − Property taxes: −$1,807
• − Insurance: −$300
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,743
• Taxable income: $2,588
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $2,713/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
• City population: 296,836
• Population (ZIP): 9,631

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 39% White 8% Black 7%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 53% Vietnamese 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: ▲ 8.49%
• Current HPI: 132.544
• Rent YoY: —
• Metro: —
• 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 $65,000 MCALLENMLS

Property tax history

+1.6%/yr

Latest (2025): $1,807 · -16.8% YoY. Source: county tax records.