6233 Hartack Cir · Corpus Christi, TX 78417

$165,000

2 bd · 2.0 ba · 1,171 sqft · SingleFamily public records · 12 Days on market

Built 1982 6,007 sqft lot Est $186k · 11% 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 +18.6/30.0
• ARV discount +12.6/15.0
• Appreciation +6.9/10.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the potential in this 2-bedroom, 2-bath gem located in the heart of Corpus Christi. Perfectly situated just minutes in all directions from the Coastal Bends premier beaches, this home is the ultimate set up for a primary residence, a flip, or a high preforming rental. Its located in a quite neighborhood on a cul-de-sac, close to the park and schools. Enjoy cozying up to the fireplace and enjoy a family movie night in the open living room, includes high ceilings to give you a more spacious feel! The home is being sold AS-IS and is move in ready.

Key facts

• Light remodeling
• Build equity
• Cosmetic repairs

Tags

• LIGHT REMODELING
• COSMETIC REPAIRS
• LIVE-IN FLIP
• BUILD EQUITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.5% 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: 50 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $186,189
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6318 Preakness	0.09mi	3/2.0 (+1)	1,132 (-3%)	6mo	$170,000	$150	80
6121 Gold Nugget	0.18mi	3/2.0 (+1)	1,138 (-3%)	9mo	$125,000	$110	74
1237 Calle San Lucas	0.49mi	3/2.0 (+1)	1,128 (-4%)	3mo	$210,000	$186	64
1717 Triple Crown Dr	0.16mi	2/1.0	1,025 (-12%)	8mo	$160,000	$156	61
1906 Justify Dr	0.44mi	3/2.0 (+1)	1,259 (+8%)	1mo	$249,900	$198	61
5701 Arboleda	0.63mi	3/2.0 (+1)	1,140 (-3%)	3mo	$160,000	$140	59
5726 Victor Lara Ortegon St	0.57mi	3/2.0 (+1)	1,113 (-5%)	2mo	$199,999	$180	58
1817 Secretariat Dr	0.28mi	3/2.0 (+1)	1,335 (+14%)	1mo	$239,000	$179	58
1914 Secretariat Dr	0.39mi	3/2.0 (+1)	1,267 (+8%)	6mo	$244,900	$193	58
1225 Calle San Carlos	0.53mi	3/2.0 (+1)	1,229 (+5%)	9mo	$194,000	$158	54
1517 Dorado St	0.44mi	3/2.0 (+1)	1,288 (+10%)	9mo	$200,000	$155	51
1302 Calle San Marcos	0.50mi	3/2.0 (+1)	1,288 (+10%)	9mo	$205,000	$159	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.80×
• Total profit: $36,828
• Equity at exit: $81,228

10-year hold

• IRR: 14.8%
• Equity multiple: 3.36×
• Total profit: $108,976
• Equity at exit: $130,952

Cash invested: $46,200 (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 78417

• Home prices YoY: 1.9%
• Active inventory: 50
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$865
• Tax from tax record: −$316 /mo · $3,795/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $161

Break-even live

Break-even rent $1,583

Max offer price $165,000

Occupancy floor 86%

Sensitivity live

Price	-10% $254	-5% $208	+0% $161	+5% $114	+10% $67
Rent	-10% $20	-5% $90	+0% $161	+5% $231	+10% $302
Rate	-1.0pp $244	-0.5pp $203	base $161	+0.5pp $118	+1.0pp $75

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Citation Dr Corpus Christi, TX	3.0	2.0	1056	$1,890	$1.79	44d	1	0.11mi
2510 Cresterrace Dr Corpus Christi, TX	3.0	2.0	1300	$1,495	$1.15	44d	1	1.07mi
2509 Persimmon St Corpus Christi, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	1.15mi
6013 Beardmore Dr Corpus Christi, TX	3.0	2.0	1104	$1,700	$1.54	22d	1	1.23mi
5902 Ayers St Corpus Christi, TX	3.0	2.0	1152	$1,349	$1.17	44d	1	1.27mi

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-05-01
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Unlock the potential in this 2-bedroom, 2-bath gem located in the heart of Corpus Christi. Perfectly situated just minutes in all directions from the Coastal Bends premier beaches, this home is the ultimate set up for a primary residence, a flip, or a high preforming rental. Its located in a quite neighborhood on a cul-de-sac, close to the park and schools. Enjoy cozying up to the fireplace and enjoy a family movie night in the open living room, includes high ceilings to give you a more spacious feel! The home is being sold AS-IS and is move in ready.

3. 2026-04-23
   historical 558-char remark

   Show marketing remark (558 chars)

   Unlock the potential in this 2-bedroom, 2-bath gem located in the heart of Corpus Christi. Perfectly situated just minutes in all directions from the Coastal Bends premier beaches, this home is the ultimate set up for a primary residence, a flip, or a high preforming rental. Its located in a quite neighborhood on a cul-de-sac, close to the park and schools. Enjoy cozying up to the fireplace and enjoy a family movie night in the open living room, includes high ceilings to give you a more spacious feel! The home is being sold AS-IS and is move in ready.

4. 2026-04-22
   historical
5. 2026-04-10
   listed $165,000 Active 558-char remark

   Show marketing remark (558 chars)

   Unlock the potential in this 2-bedroom, 2-bath gem located in the heart of Corpus Christi. Perfectly situated just minutes in all directions from the Coastal Bends premier beaches, this home is the ultimate set up for a primary residence, a flip, or a high preforming rental. Its located in a quite neighborhood on a cul-de-sac, close to the park and schools. Enjoy cozying up to the fireplace and enjoy a family movie night in the open living room, includes high ceilings to give you a more spacious feel! The home is being sold AS-IS and is move in ready.

6. 2026-04-10
   listed $165,000 Active

   Show marketing remark (558 chars)

   Unlock the potential in this 2-bedroom, 2-bath gem located in the heart of Corpus Christi. Perfectly situated just minutes in all directions from the Coastal Bends premier beaches, this home is the ultimate set up for a primary residence, a flip, or a high preforming rental. Its located in a quite neighborhood on a cul-de-sac, close to the park and schools. Enjoy cozying up to the fireplace and enjoy a family movie night in the open living room, includes high ceilings to give you a more spacious feel! The home is being sold AS-IS and is move in ready.

7. 2003-08-15
   soldstatus

ⓘ 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: $3,795 · $316/mo
• Projected year-2 tax: $3,795 · $316/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 4/10 Moderate
• 🌡 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: $21,435
• − Mortgage interest: −$9,243
• − Property taxes: −$3,795
• − Insurance: −$825
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$4,800
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,088/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
• City population: 296,836
• Population (ZIP): 4,462

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 44% White 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 10% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 3.75%
• Current HPI: 196.9841
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-02 Pending — CBMLS
• 2026-05-01 Pending — RAAR
• 2026-04-23 Delisted — RAAR
• 2026-04-22 Delisted — CBMLS
• 2026-04-10 Listed $165,000 RAAR
• 2026-04-10 Listed $165,000 CBMLS
• 2003-08-15 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,795 · +12.0% YoY. Source: county tax records.