1810 Amazon Dr · Corpus Christi, TX 78412

$181,900

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 107 Days on market

Built 1967 7,244 sqft lot $120/sqft · 15% below area Est $214k · 15% 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 +15.8/30.0
• ARV discount +14.2/15.0
• 1% rule +5.3/10.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GRRAT LOCATION- Sellers are looking at ALL OFFERS. Here is great opportunity and its knocking. Check out this nice 3br 2bth 2 car garage home available in a great location and with a great price. This home has lots of potential. Home does have a few upgrades. Up stairs flooring looks great. Large master bedroom. The other bedrooms are a comfortable size. The living room area has plethora of room for a large TV. Kitchen in great shape. Home has a large 2 car garage. Pool size backyard. Many more features that come with the home. Make time to go see it. More pictures to come. Sellers are motivated. Possible closing costs help.

Key facts

• 7,244 sq ft lot
• 2 garage spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $166k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Rents soft (-1.5%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 37% of the median local income ($61k/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 107 days — a 9% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $182k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,529 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

• ARV (median comp): $213,647
• List price: $181,900
• Delta: -14.86%
• 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
6925 Rhine Dr	0.08mi	3/2.0	1,388 (-8%)	6mo	$208,900	$151	77
2121 Dorsey St	0.48mi	3/2.0	1,475 (-3%)	1mo	$230,000	$156	72
1805 Kern Dr	0.23mi	4/1.5 (+1)	1,462 (-4%)	5mo	$135,000	$92	72
2110 Dorsey St	0.44mi	3/2.0	1,670 (+10%)	1mo	$285,000	$171	62
6825 Meadowbreeze Pkwy	0.58mi	3/2.0	1,598 (+5%)	6mo	$259,000	$162	59
2009 Toben Dr	0.50mi	3/2.0	1,390 (-8%)	7mo	$249,000	$179	57
2118 Savoy St	0.41mi	3/2.0	1,725 (+14%)	5mo	$285,000	$165	53
7457 Convair Dr	0.66mi	3/2.0	1,412 (-7%)	6mo	$249,000	$176	53
1705 Mermaid Dr	0.42mi	4/2.0 (+1)	1,330 (-12%)	6mo	$165,000	$124	50
6630 Riding Wind Dr	0.70mi	3/2.0	1,389 (-8%)	5mo	$260,000	$187	49
2302 Tropical Wind Dr	0.73mi	3/2.0	1,338 (-12%)	2mo	$240,000	$179	44
1650 Pinewood Dr	0.73mi	3/2.0	1,329 (-12%)	1mo	$174,900	$132	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-29,545
• Equity at exit: $27,122

10-year hold

• IRR: -16.5%
• Equity multiple: 0.22×
• Total profit: $-39,669
• Equity at exit: $15,727

Cash invested: $50,932 (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 78412

• Rents YoY: -1.5%
• Active inventory: 207
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$954
• Tax from tax record: −$370 /mo · $4,436/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $83

Break-even live

Break-even rent $1,771

Max offer price $181,900

Occupancy floor 91%

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: $45,475
• Closing costs: $5,457
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6845 Rhine Dr Corpus Christi, TX	3.0	1.5	1518	$1,695	$1.12	43d	1	0.12mi
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	13d	31	0.29mi
6629 Rhine Dr Unit A Corpus Christi, TX	3.0	2.0	1350	$1,695	$1.26	13d	1	0.32mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	13d	1	0.47mi
6813 Southhaven Dr Corpus Christi, TX	3.0	2.0	1129	$1,699	$1.50	43d	1	0.48mi
6433 Aspenwood Dr Corpus Christi, TX	3.0	2.0	1465	$1,750	$1.19	43d	1	0.53mi
1622 Woodlawn Dr Corpus Christi, TX	3.0	2.0	1152	$1,895	$1.64	13d	1	0.57mi
7430 Cessna Dr Corpus Christi, TX	3.0	2.0	1370	$2,000	$1.46	43d	1	0.63mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$1,300	$1.51	13d	22	0.64mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$2,204	$1.74	13d	17	0.66mi
6617 Meadowbreeze Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,800	$1.40	44d	1	0.70mi
6606 Riding Wind Dr Corpus Christi, TX	3.0	2.0	1325	$1,950	$1.47	43d	1	0.75mi
7454 Seal Beach Ct Corpus Christi, TX	3.0	2.0	1571	$2,250	$1.43	21d	1	0.79mi
7454 Seal Beach Ct Corpus Christi, TX	3.0	2.0	1571	$2,250	$1.43	13d	1	0.79mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,440	$1.81	13d	19	0.81mi
2333 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1273	$1,950	$1.53	43d	1	0.81mi
2337 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1555	$2,100	$1.35	21d	1	0.82mi
2417 Windblown Dr Corpus Christi, TX	3.0	2.0	1892	$2,300	$1.22	13d	1	0.83mi
7325 Clapton Dr Corpus Christi, TX	4.0	3.0	1900	$2,900	$1.53	43d	1	0.89mi
2221 Crystal Bay Dr Corpus Christi, TX	4.0	2.0	1705	$2,200	$1.29	13d	1	0.89mi
7610 Quartz Dr Corpus Christi, TX	3.0	2.0	1538	$2,195	$1.43	43d	1	0.93mi
1701 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1035	$2,259	$2.18	13d	25	0.94mi
2530 Windrose Dr Corpus Christi, TX	4.0	2.0	1745	$2,350	$1.35	43d	1	0.96mi
1206 Rickey Dr Corpus Christi, TX	3.0	1.0	1131	$1,100	$0.97	13d	1	0.99mi
2509 Wool Dr Corpus Christi, TX	3.0	2.0	1785	$2,600	$1.46	13d	1	1.00mi
1515 Ennis Joslin Rd Corpus Christi, TX	2.0	1.0–2.5	756	$1,200	$1.59	13d	1	1.02mi
7510 Wooldridge Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1148	$2,335	$2.03	43d	1	1.05mi
1514 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1164	$2,285	$1.96	13d	1	1.05mi
6821 Windfilled Cir Corpus Christi, TX	4.0	2.0	2061	$2,095	$1.02	43d	1	1.05mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	43d	1	1.07mi
2706 Grace Cir Unit B Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	21d	1	1.16mi
2621 Bruin Corpus Christi, TX	3.0	2.0	1802	$2,350	$1.30	43d	1	1.17mi
6310 Seamist Dr Corpus Christi, TX	3.0	2.0	1743	$2,200	$1.26	13d	1	1.17mi
7033 Premont Dr Corpus Christi, TX	3.0	3.0	1856	$2,150	$1.16	13d	1	1.18mi
2618 Reveille Corpus Christi, TX	3.0	2.0	2117	$2,295	$1.08	13d	1	1.22mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	21d	1	1.24mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	13d	1	1.24mi
1802 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1030	$1,962	$1.90	13d	36	1.25mi
7214 Lake Melody Dr Corpus Christi, TX	3.0	2.5	1636	$2,350	$1.44	43d	1	1.25mi
2805 Summer Ridge Dr Corpus Christi, TX	3.0	2.0	1420	$1,800	$1.27	43d	1	1.26mi

Listing history 21 events

1. 2026-06-18
   days on market $181,900 Active 107 DOM
2. 2026-06-17
   days on market $181,900 Active 106 DOM
3. 2026-06-16
   days on market $181,900 Active 105 DOM
4. 2026-06-15
   remarks 667-char remark
5. 2026-06-15
   days on market $181,900 Active 104 DOM
6. 2026-06-14
   days on market $181,900 Active 102 DOM
7. 2026-06-10
   days on market $181,900 Active 99 DOM
8. 2026-06-09
   days on market $181,900 Active 98 DOM
9. 2026-06-08
   days on market $181,900 Active 97 DOM
10. 2026-06-07
    days on market $181,900 Active 96 DOM
11. 2026-06-05
    days on market $181,900 Active 93 DOM
12. 2026-06-03
    days on market $181,900 Active 92 DOM
13. 2026-06-02
    days on market $181,900 Active 91 DOM
14. 2026-06-01
    days on market $181,900 Active 90 DOM
15. 2026-05-31
    days on market $181,900 Active 89 DOM
16. 2026-05-30
    days on market $181,900 Active 88 DOM
17. 2026-04-13
    price $189,000 633-char remark

    Show marketing remark (633 chars)

    GRRAT LOCATION- Sellers are looking at ALL OFFERS. Here is great opportunity and its knocking. Check out this nice 3br 2bth 2 car garage home available in a great location and with a great price. This home has lots of potential. Home does have a few upgrades. Up stairs flooring looks great. Large master bedroom. The other bedrooms are a comfortable size. The living room area has plethora of room for a large TV. Kitchen in great shape. Home has a large 2 car garage. Pool size backyard. Many more features that come with the home. Make time to go see it. More pictures to come. Sellers are motivated. Possible closing costs help.

18. 2026-02-27
    listed $199,500 Active 633-char remark

    Show marketing remark (633 chars)

    GRRAT LOCATION- Sellers are looking at ALL OFFERS. Here is great opportunity and its knocking. Check out this nice 3br 2bth 2 car garage home available in a great location and with a great price. This home has lots of potential. Home does have a few upgrades. Up stairs flooring looks great. Large master bedroom. The other bedrooms are a comfortable size. The living room area has plethora of room for a large TV. Kitchen in great shape. Home has a large 2 car garage. Pool size backyard. Many more features that come with the home. Make time to go see it. More pictures to come. Sellers are motivated. Possible closing costs help.

19. 1997-03-27
    soldstatus 148-char remark

    Show marketing remark (148 chars)

    LARGE LIVING, TILE KITCHEN, LARGE MASTER BEDROOM, LOTS OF ATTIC STORAGE, HUGE BACKYARD, ROOF APPROX. 3 YRS OLD. BUYER CAN PICK COLOR OF NEW CARPET!!

20. 1997-03-27
    soldstatus $57,000

    Show marketing remark (148 chars)

    LARGE LIVING, TILE KITCHEN, LARGE MASTER BEDROOM, LOTS OF ATTIC STORAGE, HUGE BACKYARD, ROOF APPROX. 3 YRS OLD. BUYER CAN PICK COLOR OF NEW CARPET!!

21. 1996-10-08
    listed $65,000 148-char remark

    Show marketing remark (148 chars)

    LARGE LIVING, TILE KITCHEN, LARGE MASTER BEDROOM, LOTS OF ATTIC STORAGE, HUGE BACKYARD, ROOF APPROX. 3 YRS OLD. BUYER CAN PICK COLOR OF NEW CARPET!!

ⓘ 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: $4,436 · $370/mo
• Projected year-2 tax: $4,436 · $370/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 7 d/yr ≥108°F today · 27 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: $22,524
• − Mortgage interest: −$10,189
• − Property taxes: −$4,436
• − Insurance: −$910
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,292
• Taxable loss: −$1,906
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,459/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

+190.8% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $189,000 CBMLS
• 2026-02-27 Listed $199,500 CBMLS
• 1997-03-27 Sold (Public Records) $57,000 Public Records
• 1997-03-27 Sold (MLS) — CBMLS
• 1996-10-08 Listed $65,000 CBMLS

Property tax history

+4.0%/yr

Latest (2025): $4,436 · +12.0% YoY. Source: county tax records.