14300 S Padre Island Dr #101 · Corpus Christi, TX 78418

$85,000

2 bd · 2.0 ba · 980 sqft · Townhouse public records · 455 Days on market

Built 1974 1,786 sqft lot $87/sqft · 63% below area $878/mo HOA · 41% of rent

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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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

Key facts

• Walking distance
• Heart of the island
• Waterfront condo

Tags

• WATERFRONT CONDO
• HEART OF THE ISLAND
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 686 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 455 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $55k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $85k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 455 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 2.54% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $228,805
• List price: $85,000
• Delta: -62.85%
• 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
14300 S Padre Island Dr #221	0.01mi	3/2.0 (+1)	980 (0%)	1mo	$175,000	$179	94
14521 E Cabana #309 St	0.22mi	2/2.0	962 (-2%)	7mo	$250,000	$260	81
14521 E Cabana St #104	0.19mi	2/2.0	962 (-2%)	9mo	$265,000	$275	81
14201 Jackfish Ave #5	0.11mi	2/2.0	1,048 (+7%)	6mo	$329,000	$314	79
14434 E Cabana St #318	0.23mi	2/2.0	1,006 (+3%)	8mo	$269,000	$267	78
14205 Anegada Dr	0.27mi	2/2.0	937 (-4%)	6mo	$258,000	$275	75
14401 Commodores Dr #100	0.37mi	2/2.0	1,006 (+3%)	6mo	$187,000	$186	73
14202 Anegada Dr	0.25mi	2/2.0	937 (-4%)	10mo	$269,500	$288	73
14300 S Padre Island Dr #214	0.02mi	2/1.0	840 (-14%)	2mo	$175,000	$208	70
14300 S Padre Island Dr #93	0.00mi	2/2.0	840 (-14%)	10mo	$159,000	$189	68
14300 Aloha St #140	0.70mi	2/2.0	897 (-8%)	8mo	$160,000	$178	47
14300 Aloha St #122	0.73mi	2/2.0	897 (-8%)	7mo	$273,000	$304	46

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: -5.1%
• Equity multiple: 0.82×
• Total profit: $-4,199
• Equity at exit: $12,674

10-year hold

• IRR: -5.6%
• Equity multiple: 0.75×
• Total profit: $-6,049
• Equity at exit: $7,349

Cash invested: $23,800 (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: 686
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$878
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $241

Break-even live

Break-even rent $1,855

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $299	-5% $270	+0% $241	+5% $211	+10% $182
Rent	-10% $70	-5% $155	+0% $241	+5% $326	+10% $411
Rate	-1.0pp $284	-0.5pp $262	base $241	+0.5pp $219	+1.0pp $196

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14130 N Cabana St Unit 5b Corpus Christi, TX	2.0	1.5	984	$2,200	$2.24	15d	1	0.14mi
14434 E Cabana St #317 Corpus Christi, TX	2.0	2.0	1006	$2,500	$2.49	45d	1	0.25mi
15005 Windward Dr #121 Corpus Christi, TX	2.0	1.0	955	$1,800	$1.88	45d	1	1.39mi

HOA detail

• Monthly dues: $878 · $10,536/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 455 DOM
2. 2026-06-17
   days on market $85,000 Active 454 DOM
3. 2026-06-16
   days on market $85,000 Active 453 DOM
4. 2026-06-15
   days on market $85,000 Active 452 DOM
5. 2026-06-14
   days on market $85,000 Active 450 DOM
6. 2026-06-13
   days on market $85,000 Active 449 DOM
7. 2026-06-10
   days on market $85,000 Active 447 DOM
8. 2026-06-09
   days on market $85,000 Active 446 DOM
9. 2026-06-08
   days on market $85,000 Active 445 DOM
10. 2026-06-07
    days on market $85,000 Active 444 DOM
11. 2026-06-03
    days on market $85,000 Active 440 DOM
12. 2026-06-02
    days on market $85,000 Active 439 DOM
13. 2026-06-01
    days on market $85,000 Active 438 DOM
14. 2026-05-31
    days on market $85,000 Active 437 DOM
15. 2026-05-30
    days on market $85,000 Active 436 DOM
16. 2026-05-09
    price $85,000 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

17. 2026-03-13
    price $90,000 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

18. 2026-02-07
    price $95,000 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

19. 2025-10-24
    price $99,000 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

20. 2025-09-18
    price $109,900 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

21. 2025-08-26
    price $119,900 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

22. 2025-06-03
    price $124,900 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

23. 2025-04-10
    price $129,900 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

24. 2025-03-20
    listed $139,900 Active 322-char remark

    Show marketing remark (322 chars)

    Are you looking for something to finish out to your likings? This waterfront condo is located in the heart of the island near many business establishments that are all in walking distance…. restaurants, fast food, shopping centers, clinic, postal store, and bars. Easy to show and ready for you to make it your own!

25. 2010-10-04
    soldstatus 389-char remark

    Show marketing remark (389 chars)

    Anchor Resorts has been a long time favorite for Padre Island visitors. This complex offers both indoor and outdoor pools, exercise facility, boat slips (on a first-come, first serve basis), and community horseshoe and bar-b-cue areas. This unit is an end unit that has been beautifully updated. This property can be a full-time residence, private tropical getaway, or investment property.

26. 2009-10-17
    listed $40,900 389-char remark

    Show marketing remark (389 chars)

    Anchor Resorts has been a long time favorite for Padre Island visitors. This complex offers both indoor and outdoor pools, exercise facility, boat slips (on a first-come, first serve basis), and community horseshoe and bar-b-cue areas. This unit is an end unit that has been beautifully updated. This property can be a full-time residence, private tropical getaway, or investment property.

27. 2009-03-12
    soldstatus
28. 2008-10-24
    soldstatus
29. 1995-12-28
    soldstatus $27,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,916
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$10,536
• − Depreciation: −$2,473
• Taxable income: $2,299
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,337/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

+214.8% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $85,000 CBMLS
• 2026-03-13 Price Changed $90,000 CBMLS
• 2026-02-07 Price Changed $95,000 CBMLS
• 2025-10-24 Price Changed $99,000 CBMLS
• 2025-09-18 Price Changed $109,900 CBMLS
• 2025-08-26 Price Changed $119,900 CBMLS
• 2025-06-03 Price Changed $124,900 CBMLS
• 2025-04-10 Price Changed $129,900 CBMLS
• 2025-03-20 Listed $139,900 CBMLS
• 2010-10-04 Sold (MLS) — CBMLS
• 2009-10-17 Listed $40,900 CBMLS
• 2009-03-12 Sold (Public Records) — Public Records
• 2008-10-24 Sold (Public Records) — Public Records
• 1995-12-28 Sold (Public Records) $27,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,209 · -1.9% YoY. Source: county tax records.