4022 Capri Dr · Corpus Christi, TX 78411

$125,000

3 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 5 Days on market

Built 1965 7,549 sqft lot $85/sqft · 43% below area Est $219k · 43% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.4/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL. BEING SOLD AS IS. Cash only sale. One story all brick home in an established neighborhood close to shopping, freeway and restaurants. Large lot. Rear wrap garage plus a carport.

Key facts

• One story
• All brick
• Large lot

Tags

• ONE STORY
• ALL BRICK
• ESTABLISHED NEIGHBORHOOD
• LARGE LOT
• REAR WRAP GARAGE
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 8.4% 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 rising fast (+7.9%/yr); 142 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 34% of the median local income ($58k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1965 — 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: 1.29% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

• ARV (median comp): $218,814
• List price: $125,000
• Delta: -42.87%
• 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
4013 Kingston Dr	0.03mi	3/2.0	1,451 (-1%)	2mo	$169,000	$116	95
3921 Capri Dr	0.16mi	3/2.0	1,473 (+0%)	0mo	$215,000	$146	91
5602 Fresno Dr	0.18mi	4/2.0 (+1)	1,496 (+2%)	3mo	$251,900	$168	81
3809 Capri Dr	0.31mi	3/2.0	1,570 (+7%)	4mo	$247,900	$158	70
4110 Del Starr Dr	0.25mi	3/2.0	1,339 (-9%)	6mo	$187,500	$140	69
4102 Oday Pkwy	0.69mi	3/2.0	1,470 (+0%)	7mo	$170,000	$116	61
3614 Capri Dr	0.54mi	3/2.0	1,301 (-11%)	3mo	$245,000	$188	54
4034 Cork Dr	0.54mi	3/1.5	1,262 (-14%)	1mo	$179,500	$142	49
5413 Flynn Pkwy	0.47mi	4/2.0 (+1)	1,647 (+12%)	4mo	$245,000	$149	49
4053 Donaho Dr	0.75mi	3/2.0	1,600 (+9%)	3mo	$269,900	$169	48
5729 Flynn Pkwy	0.55mi	4/1.5 (+1)	1,302 (-11%)	7mo	$135,000	$104	43
4914 Nell St	0.74mi	4/3.0 (+1)	1,655 (+13%)	4mo	$249,500	$151	31

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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,503
• Equity at exit: $18,638

10-year hold

• IRR: 16.3%
• Equity multiple: 2.69×
• Total profit: $59,118
• Equity at exit: $10,808

Cash invested: $35,000 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$656
• Tax from tax record: −$344 /mo · $4,127/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $224

Break-even live

Break-even rent $1,331

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	43d	1	0.06mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	43d	1	0.09mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	21d	1	0.14mi
4018 Holly Rd Unit 08 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	43d	1	0.16mi
4014 Holly Rd Unit 02 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	43d	1	0.16mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	13d	11	0.19mi
4040 Schanen Blvd Corpus Christi, TX	1.0–2.0	1.0–2.0	772	$774	$1.00	43d	15	0.30mi
3729 La Paz Dr Unit 3729 Corpus Christi, TX	2.0	1.0	1813	$1,350	$0.74	43d	1	0.36mi
3715 La Paz Dr Corpus Christi, TX	2.0	1.0	906	$1,295	$1.43	13d	1	0.40mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	43d	1	0.44mi
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	13d	1	0.46mi
4114 Cork Dr Corpus Christi, TX	3.0	2.0	1296	$1,595	$1.23	13d	1	0.52mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	13d	1	0.52mi
3619 La Paz Dr Corpus Christi, TX	2.0	1.0	903	$1,195	$1.32	21d	1	0.53mi
3803 Caravelle Pkwy Corpus Christi, TX	2.0	1.0–2.0	816	$1,040	$1.27	13d	57	0.56mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	13d	1	0.69mi
4406 Donegal Dr Corpus Christi, TX	3.0	2.0	1338	$1,800	$1.35	13d	1	0.71mi
4438 Donegal Dr Corpus Christi, TX	3.0	2.0	1628	$1,900	$1.17	13d	1	0.80mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	13d	1	0.83mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	13d	1	0.86mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	13d	1	0.92mi
6210 Brewton Dr Corpus Christi, TX	3.0	2.0	1618	$1,900	$1.17	44d	1	0.94mi
4717 S Shea Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,695	$1.32	44d	1	0.98mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	13d	1	0.99mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	43d	1	1.00mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,570	$1.69	13d	16	1.02mi
4817 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	21d	1	1.06mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	1.07mi
4813 Lavaca Dr Unit 2 Corpus Christi, TX	2.0	1.0	1746	$1,095	$0.63	43d	1	1.08mi
4813 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	21d	1	1.08mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	43d	1	1.08mi
3802 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	1258	$2,319	$1.84	13d	1	1.09mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.10mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	21d	1	1.10mi
3102 Crestwater Dr Corpus Christi, TX	3.0	2.0	1173	$1,550	$1.32	43d	1	1.32mi
4011 Oak Bay Dr Corpus Christi, TX	2.0	1.5	1100	$1,395	$1.27	43d	1	1.44mi
4011 Oak Bay Dr Unit 3 Corpus Christi, TX	2.0	1.5	1100	$1,395	$1.27	21d	1	1.44mi
4226 Walnut Hills Dr Corpus Christi, TX	2.0	2.5	1400	$1,550	$1.11	43d	1	1.46mi
4226 Walnut Hills Dr Unit 4 Corpus Christi, TX	2.0	2.5	1250	$1,550	$1.24	21d	1	1.46mi

Listing history 3 events

1. 2026-05-13
   status Pending 195-char remark
2. 2026-05-07
   historical 195-char remark
3. 2026-05-01
   listed $125,000 Active 195-char remark

ⓘ 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: $4,127 · $344/mo
• Projected year-2 tax: $4,127 · $344/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 ≥107°F today · 26 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: $19,371
• − Mortgage interest: −$7,002
• − Property taxes: −$4,127
• − Insurance: −$625
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$3,636
• Taxable income: $881
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,473/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): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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 (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

Property tax history

+2.2%/yr

Latest (2025): $4,127 · +1.5% YoY. Source: county tax records.