15034 Aruba Dr #113 · Corpus Christi, TX 78418

$182,000

1 bd · 1.0 ba · 495 sqft · Condo public records · 61 Days on market

Built 2019 Good condition $368/sqft · 18% below area Est $223k · 18% under $563/mo HOA · 45% of rent ↓ 12% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• 1% rule +1.8/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE ADJUSTMENT! Welcome to 15034 Aruba Dr #113, a beautifully decorated, like new, first-floor corner unit in the desirable Aruba Duex Condominiums at Aruba Bay Resort. This fully furnished one-bedroom condo overlooks the pool and offers a perfect blend of comfort, convenience, and coastal charm. The open-concept living space features a full kitchen with quartz countertops, stainless steel appliances, and a stacked washer and dryer. The spacious bathroom offers modern finishes and ample storage. Thoughtfully furnished and turn-key, this unit is ideal for personal use or as a short-term rental investment.

Key facts

• Quartz countertops
• Full kitchen
• Overlooks the pool

Tags

• FIRST FLOOR CORNER UNIT
• OVERLOOKS THE POOL
• FULL KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STACKED WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $182k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (31.7% below list).
• Recommended offer: $124k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 0.2% vs local median 3.9% in Corpus Christi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL).
• Market conditions: Rents soft (-0.6%/yr); 1122 active listings in the ZIP; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 61 days — a 6% lower offer ($171k) 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

• Watch-outs: flood insurance adds $427/mo; HOA is 45% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,388 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 0.18%
• Cash-on-cash: -21.82%
• DSCR: 0.03
• GRM: 12.2

CMA / ARV

• ARV (median comp): $222,951
• List price: $182,000
• Delta: -18.37%
• 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
15034 Aruba Dr #109	0.00mi	1/1.0	495 (0%)	0mo	$199,000	$402	100
15034 Aruba Dr #212	0.00mi	1/1.0	495 (0%)	1mo	$184,900	$374	99
15034 Aruba Dr #202	0.00mi	1/1.0	495 (0%)	16mo	$175,000	$354	87
15034 Aruba Dr #110	0.00mi	1/1.0	495 (0%)	18mo	$219,900	$444	85
15034 Aruba Drive #112	0.00mi	1/1.0	495 (0%)	21mo	$234,900	$475	83
15209 Leeward Dr #6	0.18mi	1/1.0	600 (+21%)	3mo	$189,000	$315	64
14721 Whitecap Blvd #112	0.47mi	1/1.0	520 (+5%)	19mo	$219,900	$423	54
14721 Whitecap Blvd #280	0.48mi	1/1.0	565 (+14%)	3mo	$240,000	$425	52
14721 Whitecap Blvd #331	0.49mi	1/1.0	565 (+14%)	2mo	$229,900	$407	52
14721 Whitecap Blvd #215	0.46mi	1/1.0	520 (+5%)	23mo	$224,000	$431	51
15209 Leeward Dr Unit B3	0.18mi	1/1.0	610 (+23%)	21mo	$199,000	$326	49
14721 Whitecap Blvd #235	0.49mi	1/1.0	520 (+5%)	28mo	$224,900	$433	49

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: —
• Equity multiple: -1.33×
• Total profit: $-118,642
• Equity at exit: $27,137

10-year hold

• IRR: —
• Equity multiple: -3.43×
• Total profit: $-225,610
• Equity at exit: $15,736

Cash invested: $50,960 (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: 1122
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$76
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$563
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-1,353

Break-even live

Break-even rent $2,957

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,250	-5% $-1,302	+0% $-1,353	+5% $-1,405	+10% $-1,456
Rent	-10% $-1,451	-5% $-1,402	+0% $-1,353	+5% $-1,304	+10% $-1,255
Rate	-1.0pp $-1,262	-0.5pp $-1,307	base $-1,353	+0.5pp $-1,400	+1.0pp $-1,448

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: $45,500
• Closing costs: $5,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Homeowners association with monthly feeHOA fee covers common areas, structural maintenance, trash, and waterCommunity amenities include cabana, clubhouse, and poolShort-term rentals allowed

Exterior

• Parking: Concrete parking surface
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: HardiPlank sidingShingle roofSlab foundationBuilt with durable exterior materials
• Exterior features: Covered patioPatioWood fencingPrivate pool

Interior

• Kitchen: Free-standing rangeMicrowave
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Home officeOpen floor plan
• Laundry & utility: Washer hookupDryer hookup

HOA detail $563/mo · $6,756/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $182,000 Active 61 DOM
2. 2026-11-07
   days on market $182,000 Active 60 DOM
3. 2026-11-06
   days on market $182,000 Active 59 DOM
4. 2026-11-05
   days on market $182,000 Active 58 DOM
5. 2026-11-04
   days on market $182,000 Active 57 DOM
6. 2026-11-02
   days on market $182,000 Active 55 DOM
7. 2026-11-01
   days on market $182,000 Active 54 DOM
8. 2026-10-31
   days on market $182,000 Active 53 DOM
9. 2026-10-30
   days on market $182,000 Active 52 DOM
10. 2026-10-29
    days on market $182,000 Active 51 DOM
11. 2026-10-28
    days on market $182,000 Active 50 DOM
12. 2026-10-27
    days on market $182,000 Active 49 DOM
13. 2026-10-26
    days on market $182,000 Active 48 DOM
14. 2026-10-26
    days on market $182,000 Active 47 DOM
15. 2026-10-24
    days on market $182,000 Active 46 DOM
16. 2026-10-23
    days on market $182,000 Active 45 DOM
17. 2026-10-22
    days on market $182,000 Active 44 DOM
18. 2026-10-21
    days on market $182,000 Active 43 DOM
19. 2026-10-20
    days on market $182,000 Active 42 DOM
20. 2026-10-19
    days on market $182,000 Active 41 DOM
21. 2026-10-18
    pricedays on market $182,000 Active 40 DOM
22. 2026-10-17
    days on market $189,000 Active 39 DOM
23. 2026-10-16
    days on market $189,000 Active 38 DOM
24. 2026-10-15
    days on market $189,000 Active 37 DOM
25. 2026-10-14
    days on market $189,000 Active 36 DOM
26. 2026-10-13
    days on market $189,000 Active 35 DOM
27. 2026-10-12
    days on market $189,000 Active 34 DOM
28. 2026-10-11
    days on market $189,000 Active 33 DOM
29. 2026-10-10
    days on market $189,000 Active 32 DOM
30. 2026-10-09
    days on market $189,000 Active 31 DOM
31. 2026-10-08
    days on market $189,000 Active 30 DOM
32. 2026-10-07
    days on market $189,000 Active 29 DOM
33. 2026-10-06
    days on market $189,000 Active 28 DOM
34. 2026-10-05
    days on market $189,000 Active 27 DOM
35. 2026-10-04
    days on market $189,000 Active 26 DOM
36. 2026-10-03
    days on market $189,000 Active 25 DOM
37. 2026-10-02
    days on market $189,000 Active 24 DOM
38. 2026-10-01
    days on market $189,000 Active 23 DOM
39. 2026-09-30
    days on market $189,000 Active 22 DOM
40. 2026-09-29
    days on market $189,000 Active 21 DOM
41. 2026-09-28
    days on market $189,000 Active 20 DOM
42. 2026-09-27
    days on market $189,000 Active 19 DOM
43. 2026-09-26
    days on market $189,000 Active 18 DOM
44. 2026-09-25
    days on market $189,000 Active 17 DOM
45. 2026-09-24
    days on market $189,000 Active 16 DOM
46. 2026-09-23
    days on market $189,000 Active 15 DOM
47. 2026-09-22
    days on market $189,000 Active 14 DOM
48. 2026-09-21
    days on market $189,000 Active 13 DOM
49. 2026-09-20
    days on market $189,000 Active 12 DOM
50. 2026-09-18
    days on market $189,000 Active 10 DOM

ⓘ 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: $3,793 · $316/mo
• Projected year-2 tax: $3,793 · $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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥108°F today · 33 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: $14,927
• − Mortgage interest: −$10,195
• − Property taxes: −$3,793
• − Insurance: −$6,028
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − HOA: −$6,756
• − Depreciation: −$5,295
• Taxable loss: −$19,528
• Est. tax savings @ 24.0%: +$4,687
• After-tax cash flow: $-11,552/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $2,475–$7,425 screening

This beautifully decorated, first-floor corner unit in the Aruba Duex Condominiums at Aruba Bay Resort is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow — Improves functionality and visual appeal ↑
• Both Upgrading kitchen appliances — Enhances functionality and visual appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Early Childhood Center Middle Flour Bluff Int C- TX #378/1,662 Nat'l #3,736/14,009 High Flour Bluff H S D TX #583/1,632 Nat'l #6,282/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 78/100

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 · 418,037 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: 10% of renters

---

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%
• 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

Property features AI

Finance

• HOA & community: Homeowners association with monthly feeHOA fee covers common areas, structural maintenance, trash, and waterCommunity amenities include cabana, clubhouse, and poolShort-term rentals allowed

Exterior

• Parking: Concrete parking surface
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: HardiPlank sidingShingle roofSlab foundationBuilt with durable exterior materials
• Exterior features: Covered patioPatioWood fencingPrivate pool

Interior

• Kitchen: Free-standing rangeMicrowave
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Home officeOpen floor plan
• Laundry & utility: Washer hookupDryer hookup

Price history

-12.1% since first listed

5 events — show timeline

• 2026-09-02 Listed $189,000 CBMLS
• 2026-05-27 Price Changed $189,000 CBMLS
• 2026-05-05 Price Changed $194,900 CBMLS
• 2026-03-25 Price Changed $199,900 CBMLS
• 2026-01-12 Listed $215,000 CBMLS

Property tax history

+53.0%/yr

Latest (2025): $3,793 · -16.2% YoY. Source: county tax records.