1213 Breebry Dr · Corpus Christi, TX 78415

$265,000

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 183 Days on market

Built 2023 Good condition 5,702 sqft lot $193/sqft · 10% below area Est $303k · 13% under $20/mo HOA · 1% of rent ↓ 11% since listing

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Why this score? — see what drove the D 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 +13.2/15.0
• Cash flow +7.4/30.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

Key facts

• Open floor plan
• White cabinets
• Smart home

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• SMART HOME
• GRANITE COUNTERTOPS
• WHITE CABINETS
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.4% below list).
• Recommended offer: $206k (22.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• London ISD (rural): math 65% / reading 62% proficiency, ranked #13 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: London El (346 students, 20% FRL); London Middle (math 70% / reading 63%, grade A-, #89 of 1,662 statewide, top 5%, 393 students, 14% FRL); London H S (math 62% / reading 77%, grade B, #119 of 1,632 statewide, top 9%, 507 students, 18% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $2,214/mo this rent would consume 48% of the median local household income ($55k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 183 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $205,648 (22.4% 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 183 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 10.0

CMA / ARV

• ARV (median comp): $303,329
• List price: $265,000
• Delta: -12.64%
• 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
1213 Breebry Dr	0.00mi	3/2.0	1,413 (+3%)	1mo	$265,000	$188	95
1258 Breebry Dr	0.12mi	3/2.0	1,484 (+8%)	1mo	$265,000	$179	80
1281 Carnaby St	0.18mi	3/2.0	1,519 (+11%)	1mo	$269,000	$177	73
1357 Connie Scott Dr	0.38mi	3/2.0	1,501 (+9%)	2mo	$310,465	$207	65
1317 Connie Scott Dr	0.44mi	3/2.0	1,501 (+9%)	2mo	$312,065	$208	63
1294 Thames Chase Dr	0.24mi	3/2.0	1,577 (+15%)	2mo	$294,999	$187	62
2730 Westeros St	0.59mi	3/2.0	1,474 (+7%)	1mo	$240,999	$164	60
2762 Westeros St	0.62mi	3/2.0	1,260 (-8%)	1mo	$228,999	$182	56
2750 Westeros St	0.61mi	3/2.0	1,260 (-8%)	2mo	$232,999	$185	56
2758 Westeros St	0.62mi	3/2.0	1,260 (-8%)	2mo	$260,999	$207	55
1302 Lady Yoli St	0.65mi	3/2.0	1,260 (-8%)	1mo	$233,999	$186	55
1318 Lady Yoli St	0.69mi	3/2.0	1,260 (-8%)	2mo	$237,999	$189	53

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: -26.4%
• Equity multiple: 0.12×
• Total profit: $-65,656
• Equity at exit: $39,512

10-year hold

• IRR: -25.9%
• Equity multiple: -0.21×
• Total profit: $-90,047
• Equity at exit: $22,912

Cash invested: $74,200 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$565 /mo · $6,782/yr
• Insurance: −$110
• HOA: −$20
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-336

Break-even live

Break-even rent $2,640

Max offer price $205,648

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-261	+0% $-336	+5% $-411	+10% $-486
Rent	-10% $-511	-5% $-423	+0% $-336	+5% $-249	+10% $-161
Rate	-1.0pp $-203	-0.5pp $-269	base $-336	+0.5pp $-405	+1.0pp $-475

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Carnaby St Corpus Christi, TX	4.0	2.0	1689	$2,600	$1.54	45d	1	0.05mi
1258 Breebry Dr Corpus Christi, TX	3.0	2.0	1484	$2,195	$1.48	15d	1	0.10mi
1269 Thames Chase Dr Corpus Christi, TX	3.0	2.0	1585	$2,350	$1.48	15d	1	0.15mi
2726 Winterfell St Corpus Christi, TX	3.0	2.0	1217	$1,900	$1.56	15d	1	0.67mi
2714 Martell St Corpus Christi, TX	3.0	2.0	1214	$1,950	$1.61	23d	1	0.71mi
2678 Lady Andrea Dr Corpus Christi, TX	4.0	2.0	1780	$3,000	$1.69	15d	1	0.83mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: gas

Listing history 7 events

1. 2026-05-13
   status Pending 869-char remark

   Show marketing remark (869 chars)

   Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

2. 2026-05-06
   historical 869-char remark

   Show marketing remark (869 chars)

   Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

3. 2026-04-23
   price $265,000 869-char remark

   Show marketing remark (869 chars)

   Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

4. 2026-01-05
   price $278,000 869-char remark

   Show marketing remark (869 chars)

   Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

5. 2025-11-26
   price $288,000 869-char remark

   Show marketing remark (869 chars)

   Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

6. 2025-11-04
   listed $298,000 Active 869-char remark

   Show marketing remark (869 chars)

   Make your Best Offer NOW while this Recently Built and Renewed Home is STILL AVAILABLE at a REAL Bargain Price — $21,000 below the Nueces CAD 2026 Appraised Value $286,627!!! ONLY best offers will be considered with a letter of pre-approved credit from a mortgage lender. This is the home you have been looking for! Move in ready 3-bedroom, 2 bath home on the prestigious London school district. Open floor plan concept. Smart home. Kitchen offers Granite countertops, beautiful white cabinets, dishwasher, gas stove and farm sink. Vinyl plank flooring throughout for easy care. Recent interior and exterior paint. Spacious walk-in closets in all the bedrooms. Ample main bathroom features an extended walk-in shower, his and hers lavatories. Huge, fenced back yard and covered patio for summer BBQ’s. Hurry at this price this home will not last very long.

7. 2024-01-04
   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: $6,782 · $565/mo
• Projected year-2 tax: $6,782 · $565/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,572
• − Mortgage interest: −$14,844
• − Property taxes: −$6,782
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$240
• − Depreciation: −$7,709
• Taxable loss: −$8,580
• Est. tax savings @ 24.0%: +$2,059
• After-tax cash flow: $-1,973/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

This recently built and renewed home is move-in ready with a good condition score and minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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: London ISD
• NCES district ID: 4827990
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 62% ▬ 0.00%
• Median HH income: $123,503
• Composite: 61.03/100
• National rank: #796
• State rank: #13 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

-11.1% since first listed

7 events — show timeline

• 2026-05-13 Pending — CBMLS
• 2026-05-06 Delisted — CBMLS
• 2026-04-23 Price Changed $265,000 CBMLS
• 2026-01-05 Price Changed $278,000 CBMLS
• 2025-11-26 Price Changed $288,000 CBMLS
• 2025-11-04 Listed $298,000 CBMLS
• 2024-01-04 Sold (Public Records) — Public Records

Property tax history

+197.7%/yr

Latest (2025): $6,782 · -3.6% YoY. Source: county tax records.