7202 Mansions Dr Unit A-1 (P-1) · Corpus Christi, TX 78414

$115,000

2 bd · 1.0 ba · 840 sqft · Townhouse · 157 Days on market

Built 1984 Good condition 1,005 sqft lot $137/sqft · 13% below area Est $132k · 13% under $315/mo HOA · 20% of rent

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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 +13.3/15.0
• 1% rule +8.4/10.0
• DSCR +5.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7202 Mansions A-1 (P-1) , a charming 2-bedroom, 1-bath townhome offering 840 square feet of comfortable living space. Whether you’re looking for a smart rental property or a place to call home, this property checks all the boxes. Its efficient layout makes great use of space, providing cozy yet functional living areas. Priced competitively, this townhome presents an excellent opportunity for both investors and owner-occupants alike. Don’t miss your chance to own a versatile property in a desirable location.

Key facts

• $315 HOA
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• 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: Rents rising (+1.9%/yr); 610 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $795 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 157 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 6.2

CMA / ARV

• ARV (median comp): $132,109
• List price: $115,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7252 The Mansions Dr Unit B-1	0.10mi	2/1.0	840 (0%)	3mo	$99,500	$118	93
7202 Mansions Dr Unit K3	0.10mi	2/1.0	840 (0%)	9mo	$139,000	$165	88
7252 The Mansions Dr Unit A3	0.10mi	2/1.0	772 (-8%)	11mo	$131,000	$170	73
7122 Premont Dr Unit J 202	0.40mi	1/1.0 (-1)	839 (-0%)	8mo	$99,900	$119	70

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-12,930
• Equity at exit: $17,147

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-7,765
• Equity at exit: $9,943

Cash invested: $32,200 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 610
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$315
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $112

Break-even live

Break-even rent $1,405

Max offer price $115,000

Occupancy floor 88%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7252 Mansions Dr Unit D3 Corpus Christi, TX	2.0	2.0	1057	$1,600	$1.51	43d	1	0.05mi
7202 Mansions Dr Unit J3 1 Corpus Christi, TX	2.0	2.0	1057	$1,695	$1.60	43d	1	0.11mi
6901 Saratoga Blvd Corpus Christi, TX	1.0	1.0	856	$1,209	$1.41	13d	1	0.46mi
3310 Rodd Field Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	847	$1,629	$1.92	13d	35	0.49mi
7510 Wooldridge Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1148	$1,830	$1.59	43d	1	0.67mi
2921 Airline Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	982	$1,664	$1.69	43d	1	0.78mi
7001 Lipes Blvd Apt 507 Corpus Christi, TX	2.0	2.0	1040	$1,200	$1.15	43d	1	0.98mi
7001 Lipes Blvd Unit 2211 Corpus Christi, TX	1.0	1.0	900	$1,000	$1.11	43d	1	0.98mi
7001 Lipes Blvd Unit 1009 Corpus Christi, TX	2.0	2.0	1040	$1,000	$0.96	43d	1	1.03mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,516	$1.58	21d	27	1.21mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,534	$1.59	13d	27	1.22mi
6685 Lipes Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	1140	$1,804	$1.58	13d	1	1.32mi
1901 Rodd Field Rd Unit 126 Corpus Christi, TX	1.0	1.0	588	$850	$1.45	21d	1	1.34mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	43d	1	1.34mi
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	21d	1	1.44mi
3701 Cimarron Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	992	$1,309	$1.32	13d	19	1.47mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	21d	5	1.48mi

HOA detail

• Monthly dues: $315 · $3,780/yr

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 157 DOM
2. 2026-06-17
   days on market $115,000 Active 156 DOM
3. 2026-06-16
   days on market $115,000 Active 155 DOM
4. 2026-06-15
   days on market $115,000 Active 154 DOM
5. 2026-06-14
   days on market $115,000 Active 152 DOM
6. 2026-06-10
   days on market $115,000 Active 149 DOM
7. 2026-06-09
   days on market $115,000 Active 148 DOM
8. 2026-06-08
   days on market $115,000 Active 147 DOM
9. 2026-06-07
   days on market $115,000 Active 146 DOM
10. 2026-06-05
    days on market $115,000 Active 143 DOM
11. 2026-06-03
    days on market $115,000 Active 142 DOM
12. 2026-06-02
    days on market $115,000 Active 141 DOM
13. 2026-06-01
    days on market $115,000 Active 140 DOM
14. 2026-05-31
    days on market $115,000 Active 139 DOM
15. 2026-05-30
    days on market $115,000 Active 138 DOM
16. 2026-04-10
    price $115,000 535-char remark

    Show marketing remark (535 chars)

    Welcome to 7202 Mansions A-1 (P-1) , a charming 2-bedroom, 1-bath townhome offering 840 square feet of comfortable living space. Whether you’re looking for a smart rental property or a place to call home, this property checks all the boxes. Its efficient layout makes great use of space, providing cozy yet functional living areas. Priced competitively, this townhome presents an excellent opportunity for both investors and owner-occupants alike. Don’t miss your chance to own a versatile property in a desirable location.

17. 2026-02-24
    price $117,500 535-char remark

    Show marketing remark (535 chars)

    Welcome to 7202 Mansions A-1 (P-1) , a charming 2-bedroom, 1-bath townhome offering 840 square feet of comfortable living space. Whether you’re looking for a smart rental property or a place to call home, this property checks all the boxes. Its efficient layout makes great use of space, providing cozy yet functional living areas. Priced competitively, this townhome presents an excellent opportunity for both investors and owner-occupants alike. Don’t miss your chance to own a versatile property in a desirable location.

18. 2026-01-12
    listed $119,900 Active 535-char remark

    Show marketing remark (535 chars)

    Welcome to 7202 Mansions A-1 (P-1) , a charming 2-bedroom, 1-bath townhome offering 840 square feet of comfortable living space. Whether you’re looking for a smart rental property or a place to call home, this property checks all the boxes. Its efficient layout makes great use of space, providing cozy yet functional living areas. Priced competitively, this townhome presents an excellent opportunity for both investors and owner-occupants alike. Don’t miss your chance to own a versatile property in a desirable location.

19. 2023-11-30
    price $106,000
20. 2023-10-31
    price $110,000
21. 2023-10-12
    listed $115,000 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $18,555
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$3,780
• − Depreciation: −$3,345
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,409/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath townhome is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 54,263
• Household income: $98,771
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1167.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 33% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 46% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 24% Other Indo-European 2% Chinese 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: ▼ -40.16%
• Current HPI: 182.3229
• Rent YoY: ▲ 1.94%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $115,000 CBMLS
• 2026-02-24 Price Changed $117,500 CBMLS
• 2026-01-12 Listed $119,900 CBMLS
• 2023-11-30 Price Changed $106,000 CBMLS
• 2023-10-31 Price Changed $110,000 CBMLS
• 2023-10-12 Listed $115,000 CBMLS