None · Corpus Christi, TX 78418

$317,400

5 bd · 2.5 ba · 2,048 sqft · SingleFamily public records · 133 Days on market

Built 1975 6,299 sqft lot $155/sqft · 6% below area Est $337k · 6% under

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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).

• Cash flow +12.1/30.0
• ARV discount +10.2/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated 5BR/2.5BA Home with New Granite Kitchen & Covered Patio Move-in ready and fully updated! This spacious 5-bedroom, 2.5-bath home features a newly renovated interior with modern finishes throughout. The kitchen has been upgraded with brand-new granite countertops, offering a stylish and functional cooking space. Additional recent improvements include a new water heater for added efficiency and comfort. The home also boasts a covered backyard patio, perfect for outdoor entertaining or relaxing. With a flexible floor plan, generous bedroom sizes, and updated features, this home is ideal for families or anyone needing extra space.

Key facts

• New water heater
• Covered patio
• Granite kitchen

Tags

• GRANITE KITCHEN
• COVERED PATIO
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-69 ($-827/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (15.3% below list).
• Recommended offer: $269k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 685 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $10k 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 133 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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.
• Current owner paid $64k; list at $317k implies a 396% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,964 (15.3% 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. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $337,465
• List price: $317,400
• Delta: -5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3332 Tahiti Dr	0.24mi	4/2.5 (-1)	2,062 (+1%)	1mo	$485,000	$235	82
3237 Jamaica Dr	0.16mi	4/2.0 (-1)	1,981 (-3%)	7mo	$436,999	$221	74
3325 Jamaica Dr	0.10mi	4/2.5 (-1)	2,185 (+7%)	7mo	$429,900	$197	73
3705 Holland Dr	0.43mi	4/2.0 (-1)	2,035 (-1%)	3mo	$369,900	$182	70
3225 Azores Dr	0.25mi	4/2.0 (-1)	2,144 (+5%)	10mo	$250,000	$117	65
3717 Holland Dr	0.46mi	4/2.0 (-1)	2,153 (+5%)	9mo	$370,000	$172	56
3218 Seafoam Dr	0.27mi	4/3.0 (-1)	1,848 (-10%)	11mo	$349,000	$189	55
3218 Coral Reef Dr	0.32mi	4/3.0 (-1)	2,243 (+10%)	10mo	$389,000	$173	54
3009 Saint Eustatius Way	0.52mi	4/3.0 (-1)	2,240 (+9%)	0mo	$439,900	$196	53
3242 Catcay Dr	0.33mi	5/3.0	1,753 (-14%)	10mo	$549,999	$314	50
321 Clearview Dr	0.51mi	4/2.0 (-1)	2,304 (+12%)	3mo	$124,900	$54	46
3005 Saint Eustatius Way	0.53mi	4/3.5 (-1)	2,353 (+15%)	4mo	$459,900	$195	38

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-63,664
• Equity at exit: $47,325

10-year hold

• IRR: -23.9%
• Equity multiple: -0.03×
• Total profit: $-91,387
• Equity at exit: $27,443

Cash invested: $88,872 (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: 685
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,690 medium
• Mortgage (P&I): −$1,664
• Tax from tax record: −$397 /mo · $4,764/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-69

Break-even live

Break-even rent $2,777

Max offer price $305,224

Occupancy floor 98%

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: $79,350
• Closing costs: $9,522
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Vega Dr Corpus Christi, TX	4.0	2.0	1539	$1,925	$1.25	43d	1	0.23mi
557 Yorktown Blvd Corpus Christi, TX	3.0–5.0	2.0	1714	$2,337	$1.36	13d	1	0.74mi
2445 Laguna Shores Rd Corpus Christi, TX	4.0	4.5	1609	$5,500	$3.42	13d	1	1.22mi

Listing history 32 events

1. 2026-06-18
   days on market $317,400 Active 133 DOM
2. 2026-06-17
   days on market $317,400 Active 132 DOM
3. 2026-06-16
   days on market $317,400 Active 131 DOM
4. 2026-06-15
   days on market $317,400 Active 130 DOM
5. 2026-06-14
   days on market $317,400 Active 128 DOM
6. 2026-06-13
   days on market $317,400 Active 127 DOM
7. 2026-06-10
   days on market $317,400 Active 125 DOM
8. 2026-06-09
   days on market $317,400 Active 124 DOM
9. 2026-06-08
   days on market $317,400 Active 123 DOM
10. 2026-06-07
    days on market $317,400 Active 122 DOM
11. 2026-06-03
    days on market $317,400 Active 118 DOM
12. 2026-06-02
    days on market $317,400 Active 117 DOM
13. 2026-06-01
    days on market $317,400 Active 116 DOM
14. 2026-05-31
    days on market $317,400 Active 115 DOM
15. 2026-05-30
    days on market $317,400 Active 114 DOM
16. 2026-02-03
    listed $317,400 Active 662-char remark

    Show marketing remark (662 chars)

    Beautifully Renovated 5BR/2.5BA Home with New Granite Kitchen & Covered Patio Move-in ready and fully updated! This spacious 5-bedroom, 2.5-bath home features a newly renovated interior with modern finishes throughout. The kitchen has been upgraded with brand-new granite countertops, offering a stylish and functional cooking space. Additional recent improvements include a new water heater for added efficiency and comfort. The home also boasts a covered backyard patio, perfect for outdoor entertaining or relaxing. With a flexible floor plan, generous bedroom sizes, and updated features, this home is ideal for families or anyone needing extra space.

17. 2025-07-18
    listed $356,400 Active
18. 2019-07-29
    soldstatus
19. 2019-05-22
    historical
20. 2019-04-23
    status Pending
21. 2019-04-14
    historical Option Period
22. 2019-03-29
    price $119,000
23. 2019-02-06
    price $130,000
24. 2019-01-31
    price $149,900
25. 2018-12-07
    price $149,000
26. 2018-12-01
    price $167,999
27. 2018-11-21
    listed $175,000 Active
28. 2005-09-21
    soldstatus
29. 1999-02-28
    listed $71,000
30. 1997-04-15
    soldstatus
31. 1997-04-15
    soldstatus $64,000
32. 1997-02-12
    listed $64,000

ⓘ 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: $4,764 · $397/mo
• Projected year-2 tax: $5,808 · $484/mo
• Expected delta: +$1,044/yr (+$87/mo · 21.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $32,276
• − Mortgage interest: −$17,779
• − Property taxes: −$4,764
• − Insurance: −$1,587
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$9,233
• Taxable loss: −$6,252
• Est. tax savings @ 24.0%: +$1,501
• After-tax cash flow: $673/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: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 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): 29,790
• 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

+395.9% since first listed

17 events — show timeline

• 2026-02-03 Listed $317,400 CBMLS
• 2025-07-18 Listed $356,400 CBMLS
• 2019-07-29 Sold (Public Records) — Public Records
• 2019-05-22 Delisted — CBMLS
• 2019-04-23 Pending — CBMLS
• 2019-04-14 Contingent — CBMLS
• 2019-03-29 Price Changed $119,000 CBMLS
• 2019-02-06 Price Changed $130,000 CBMLS
• 2019-01-31 Price Changed $149,900 CBMLS
• 2018-12-07 Price Changed $149,000 CBMLS
• 2018-12-01 Price Changed $167,999 CBMLS
• 2018-11-21 Listed $175,000 CBMLS
• 2005-09-21 Sold (Public Records) — Public Records
• 1999-02-28 Listed $71,000 CBMLS
• 1997-04-15 Sold (Public Records) $64,000 Public Records
• 1997-04-15 Sold (MLS) — CBMLS
• 1997-02-12 Listed $64,000 CBMLS

Property tax history

+4.1%/yr

Latest (2025): $4,764 · +10.2% YoY. Source: county tax records.