4902 Branscomb Dr · Corpus Christi, TX 78411

$158,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 4 Days on market

Built 1963 8,803 sqft lot $123/sqft · 17% below area Est $190k · 17% under ↓ 17% since listing

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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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot location, three bedroom home with 2 living area's. New interior paint and flooring. New dishwasher. Recent AC repairs. Priced to Sell as is.

Key facts

• New flooring
• Recent ac repairs
• New dishwasher

Tags

• CORNER LOT LOCATION
• NEW INTERIOR PAINT
• NEW FLOORING
• NEW DISHWASHER
• RECENT AC REPAIRS

Property features AI

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Brick construction; Slab foundation; Shingle roof
• Construction: Built with brick; Shingle roof; Slab foundation; 1 story
• Exterior features: Open patio; Patio; Chain link and wood fencing; Corner lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $11 ($134/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 6.9% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Ray H S (math 49% / reading 47%, grade D, #571 of 1,632 statewide, top 36%, 1,640 students, 69% FRL).
• Zoned-school proficiency averages 58% at this address vs 33% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.9%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

• ARV (median comp): $189,551
• List price: $158,000
• Delta: -16.12%
• 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
4814 French Dr	0.34mi	3/2.0	1,261 (-2%)	4mo	$90,000	$71	78
4805 Prinston Dr	0.36mi	3/1.0	1,294 (+1%)	2mo	$109,000	$84	76
4826 French Dr	0.33mi	3/3.0	1,313 (+2%)	6mo	$108,000	$82	71
4605 Abner Dr	0.48mi	3/2.0	1,329 (+4%)	2mo	$80,000	$60	70
4405 Totton Dr	0.38mi	3/1.5	1,207 (-6%)	4mo	$225,000	$186	67
4813 Waltham Dr	0.31mi	4/2.0 (+1)	1,364 (+6%)	4mo	$225,900	$166	66
4829 Alice St	0.53mi	3/2.0	1,384 (+8%)	6mo	$174,900	$126	57
4805 Alice St	0.53mi	3/2.0	1,130 (-12%)	2mo	$185,000	$164	54
4729 Prinston Dr	0.37mi	4/1.0 (+1)	1,168 (-9%)	6mo	$199,900	$171	54
4241 Jacquelyn Dr	0.66mi	3/2.0	1,456 (+14%)	1mo	$234,900	$161	46
918 Ashland Dr	0.75mi	3/2.0	1,463 (+14%)	1mo	$75,000	$51	40
4410 Marie St	0.75mi	2/2.0 (-1)	1,457 (+14%)	7mo	$253,900	$174	31

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 · 7.91% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.63×
• Total profit: $-16,555
• Equity at exit: $23,558

10-year hold

• IRR: 5.9%
• Equity multiple: 1.55×
• Total profit: $24,318
• Equity at exit: $13,661

Cash invested: $44,240 (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 78411

• Rents YoY: 7.9%
• Active inventory: 147
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$829
• Tax from tax record: −$281 /mo · $3,368/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $11

Break-even live

Break-even rent $1,572

Max offer price $158,000

Occupancy floor 94%

Sensitivity live

Price	-10% $101	-5% $56	+0% $11	+5% $-34	+10% $-78
Rent	-10% $-114	-5% $-51	+0% $11	+5% $74	+10% $136
Rate	-1.0pp $91	-0.5pp $51	base $11	+0.5pp $-30	+1.0pp $-71

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4817 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	23d	1	0.27mi
4813 Lavaca Dr Unit 2 Corpus Christi, TX	2.0	1.0	1746	$1,095	$0.63	46d	1	0.28mi
4813 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1746	$1,195	$0.68	23d	1	0.28mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	23d	1	0.29mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	16d	1	0.34mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	16d	1	0.40mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	23d	1	0.51mi
4502 Corona Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,000	$1.17	16d	1	0.55mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	46d	1	0.60mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	46d	1	0.70mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	16d	1	0.81mi
749 Ashland Dr Corpus Christi, TX	3.0	1.0	1179	$1,550	$1.31	46d	1	0.83mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	46d	1	0.85mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	16d	1	0.86mi
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	16d	1	0.87mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	16d	1	0.99mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	46d	1	1.01mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	46d	1	1.02mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	46d	1	1.02mi
929 Dolphin Pl Corpus Christi, TX	3.0	2.0	1508	$2,095	$1.39	23d	1	1.08mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	23d	1	1.09mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,570	$1.69	16d	16	1.11mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	46d	1	1.13mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$1,000	$1.22	16d	1	1.13mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	46d	1	1.15mi
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	46d	1	1.20mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	16d	1	1.20mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	46d	1	1.23mi
4022 Montego Dr Corpus Christi, TX	2.0	1.0	1070	$850	$0.79	46d	1	1.23mi
4717 S Shea Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,695	$1.32	46d	1	1.28mi
4018 Holly Rd Unit 08 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	46d	1	1.28mi
4014 Holly Rd Unit 02 Corpus Christi, TX	2.0	1.0	1070	$895	$0.84	46d	1	1.29mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	16d	1	1.30mi
3942 Holly Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	870	$1,112	$1.28	16d	11	1.34mi
4040 Schanen Blvd Corpus Christi, TX	1.0–2.0	1.0–2.0	772	$774	$1.00	46d	15	1.38mi
4406 Donegal Dr Corpus Christi, TX	3.0	2.0	1338	$1,800	$1.35	16d	1	1.39mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	16d	20	1.41mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	1.41mi
4438 Donegal Dr Corpus Christi, TX	3.0	2.0	1628	$1,900	$1.17	16d	1	1.42mi
625 Catalina Pl Corpus Christi, TX	3.0	2.0	1750	$2,100	$1.20	16d	1	1.43mi

Listing history 13 events

1. 2026-06-18
   days on market $158,000 Active 4 DOM
2. 2026-06-17
   days on market $158,000 Active 3 DOM
3. 2026-06-16
   days on market $158,000 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $158,000 Active 1 DOM
5. 2026-05-31
   days on market $159,000 Active 114 DOM
6. 2026-05-30
   days on market $159,000 Active 113 DOM
7. 2026-05-06
   price $159,000 151-char remark
8. 2026-03-10
   price $174,900 151-char remark
9. 2026-02-06
   listed $179,900 Active 151-char remark
10. 2026-02-01
    historical
11. 2025-11-25
    price $184,900
12. 2025-09-24
    listed $189,900 Active
13. 2021-09-01
    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: $3,368 · $281/mo
• Projected year-2 tax: $3,368 · $281/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $19,028
• − Mortgage interest: −$8,850
• − Property taxes: −$3,368
• − Insurance: −$1,588
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,596
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $714/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
• County: Nueces County · 296,836 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 23,682
• Household income: $57,742
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1284.0

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 Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 29% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 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: ▼ -265.71%
• Current HPI: 191.7201
• Rent YoY: ▲ 7.91%
• 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

-16.8% since first listed

9 events — show timeline

• 2026-06-12 Listed $158,000 CBMLS
• 2026-06-01 Delisted — CBMLS
• 2026-05-06 Price Changed $159,000 CBMLS
• 2026-03-10 Price Changed $174,900 CBMLS
• 2026-02-06 Listed $179,900 CBMLS
• 2026-02-01 Delisted — CBMLS
• 2025-11-25 Price Changed $184,900 CBMLS
• 2025-09-24 Listed $189,900 CBMLS
• 2021-09-01 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,368 · +1.5% YoY. Source: county tax records.