5326 Alejandro St · Corpus Christi, TX 78415

$178,000

4 bd · 2.5 ba · 1,715 sqft · SingleFamily public records · 16 Days on market

Built 1970 7,296 sqft lot $104/sqft · 11% below area Est $200k · 11% under ↓ 21% since listing

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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 +17.2/30.0
• ARV discount +12.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What a fabulous home! Step into this aimless charm with an inviting 4 bedroom, 2.5 bathroom, 2 car garage home that offers warmth, personality and plenty of space to make your own. Two living areas and one with a nice fireplace and wet bar area for entertaining. The upstairs bedroom is very very large with it's own bathroom. Priced to sell, this is a wonderful opportunity to own a home with charm, space and value all in one package! Reach out to your favorite realtor and go check it out!

Key facts

• 7,296 sq ft lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Two-story; Slab foundation; Brick construction; Shingle roof
• Construction: Built with brick
• Exterior features: Storage; Chain link fencing; Interior lot

Interior

• Kitchen: Free-standing range; Gas cooktop; Microwave
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Electric heating; Window unit heating; Central air conditioning; Window unit air conditioning
• Interior features: Skylights; Wet bar
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 7.1% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Carroll H S (math 33% / reading 29%, grade F, #1,077 of 1,632 statewide, top 66%, 1,851 students, 68% FRL).
• Zoned-school proficiency averages 53% at this address vs 33% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 39% of the median local income ($55k/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 16 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,330 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,213
• List price: $178,000
• Delta: -5.15%
• 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
5338 Alejandro St	0.03mi	4/2.0	1,591 (-7%)	8mo	$120,000	$75	78
5320 Hitching Post	0.51mi	4/3.0	1,723 (+0%)	4mo	$211,000	$122	70
5206 Larcade Dr	0.20mi	5/2.0 (+1)	1,776 (+4%)	12mo	$184,900	$104	67
2737 Milo St	0.18mi	4/2.0	1,561 (-9%)	12mo	$259,900	$166	64
5809 Crest Cir	0.71mi	3/2.0 (-1)	1,691 (-1%)	3mo	$240,000	$142	55
5217 Bonham St	0.27mi	3/2.0 (-1)	1,495 (-13%)	11mo	$229,900	$154	50
2910 Water Lily Dr	0.68mi	4/2.0	1,552 (-10%)	10mo	$100,000	$64	42
3141 Sylvan Crest Dr	0.66mi	3/2.5 (-1)	1,496 (-13%)	3mo	$225,000	$150	41
4910 Hakel Dr	0.75mi	3/2.0 (-1)	1,748 (+2%)	17mo	$229,000	$131	41
2918 River Bend Ct	0.73mi	3/2.0 (-1)	1,498 (-13%)	3mo	$235,000	$157	35
4946 Blundell Dr	0.63mi	3/2.0 (-1)	1,520 (-11%)	15mo	$125,000	$82	32
4821 Nesbitt Dr	0.65mi	3/1.5 (-1)	1,562 (-9%)	18mo	$184,900	$118	30

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-21,936
• Equity at exit: $26,540

10-year hold

• IRR: -4.2%
• Equity multiple: 0.73×
• Total profit: $-13,401
• Equity at exit: $15,390

Cash invested: $49,840 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$933
• Tax from tax record: −$294 /mo · $3,534/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $127

Break-even live

Break-even rent $1,648

Max offer price $178,000

Occupancy floor 88%

Sensitivity live

Price	-10% $227	-5% $177	+0% $127	+5% $76	+10% $26
Rent	-10% $-16	-5% $55	+0% $127	+5% $198	+10% $270
Rate	-1.0pp $216	-0.5pp $172	base $127	+0.5pp $81	+1.0pp $34

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	15d	1	0.27mi
5541 Candace St Corpus Christi, TX	3.0	2.0	1484	$1,795	$1.21	15d	1	0.34mi
3102 Crestwater Dr Corpus Christi, TX	3.0	2.0	1173	$1,550	$1.32	46d	1	0.65mi
5902 Ayers St Corpus Christi, TX	3.0	2.0	1152	$1,349	$1.17	46d	1	0.79mi
6013 Beardmore Dr Corpus Christi, TX	3.0	2.0	1104	$1,700	$1.54	23d	1	0.90mi
2509 Persimmon St Corpus Christi, TX	3.0	2.0	1295	$1,550	$1.20	46d	1	0.97mi
2510 Cresterrace Dr Corpus Christi, TX	3.0	2.0	1300	$1,495	$1.15	46d	1	1.05mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	15d	1	1.21mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	46d	1	1.33mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	46d	1	1.38mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	23d	1	1.41mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	46d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $178,000 Active 16 DOM
2. 2026-06-18
   days on market $178,000 Active 13 DOM
3. 2026-06-17
   days on market $178,000 Active 12 DOM
4. 2026-06-16
   days on market $178,000 Active 11 DOM
5. 2026-06-15
   days on market $178,000 Active 10 DOM
6. 2026-06-14
   days on market $178,000 Active 8 DOM
7. 2026-06-10
   days on market $178,000 Active 5 DOM
8. 2026-06-09
   days on market $178,000 Active 4 DOM
9. 2026-06-08
   days on market $178,000 Active 3 DOM
10. 2026-06-07
    remarks 493-char remark
11. 2026-06-07
    pricedays on marketlisting id $178,000 Active 2 DOM
12. 2026-05-31
    days on market $189,900 Active 237 DOM
13. 2026-05-30
    days on market $189,900 Active 236 DOM
14. 2026-05-09
    price $189,900 454-char remark
15. 2026-01-16
    price $204,900 454-char remark
16. 2025-11-18
    price $218,000 454-char remark
17. 2025-10-06
    listed $224,900 Active 454-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: $3,534 · $294/mo
• Projected year-2 tax: $3,534 · $294/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 · 25 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: $21,702
• − Mortgage interest: −$9,971
• − Property taxes: −$3,534
• − Insurance: −$890
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,178
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,842/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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

-20.9% since first listed

6 events — show timeline

• 2026-06-03 Listed $178,000 CBMLS
• 2026-06-01 Delisted — CBMLS
• 2026-05-09 Price Changed $189,900 CBMLS
• 2026-01-16 Price Changed $204,900 CBMLS
• 2025-11-18 Price Changed $218,000 CBMLS
• 2025-10-06 Listed $224,900 CBMLS

Property tax history

+3.4%/yr

Latest (2025): $3,534 · +12.0% YoY. Source: county tax records.