2201 Bolivar St · Corpus Christi, TX 78416

$135,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 59 Days on market

Built 1951 5,297 sqft lot $105/sqft · 8% above area Est $125k · 8% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• Appreciation +7.2/10.0
• 1% rule +6.7/10.0
• ARV discount +4.0/15.0
• 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

Selling AS IS ! Looking for investors, flippers, or buyers ready to take on a fixer upper and make it their own.

Key facts

• 5,297 sq ft lot
• Built 1951
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Market conditions: 44 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 44% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $6k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $135k implies a 744% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (median comp): $125,151
• List price: $135,000
• Delta: 7.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3018 Washington St	0.69mi	3/2.0	1,289 (+0%)	1mo	$209,999	$163	67
2809 Tarlton St	0.58mi	3/2.0	1,268 (-2%)	9mo	$197,500	$156	63
2849 Sarita St	0.50mi	3/2.0	1,256 (-2%)	13mo	$129,000	$103	62
1018 Beechcraft Ave	0.68mi	3/2.0	1,263 (-2%)	6mo	$205,000	$162	60
1541 Clodah Dr	0.65mi	3/1.5	1,255 (-3%)	6mo	$178,000	$142	59
2845 Elgin St	0.69mi	4/2.0 (+1)	1,296 (+1%)	11mo	$180,000	$139	53
1025 Beechcraft Ave	0.70mi	3/2.0	1,375 (+7%)	9mo	$259,000	$188	48
2945 Carver Dr	0.70mi	3/2.0	1,380 (+7%)	10mo	$149,900	$109	47
3029 Sabinas St	0.60mi	3/2.5	1,437 (+12%)	5mo	$219,900	$153	46
1941 Sherman St	0.64mi	3/2.0	1,158 (-10%)	14mo	$150,500	$130	42
1522 Clodah Dr	0.70mi	2/1.5 (-1)	1,203 (-7%)	10mo	$128,200	$107	41
1605 Chula Vis	0.70mi	3/1.0	1,120 (-13%)	9mo	$39,950	$36	34

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

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.20×
• Total profit: $45,342
• Equity at exit: $71,459

10-year hold

• IRR: 19.8%
• Equity multiple: 4.26×
• Total profit: $123,208
• Equity at exit: $119,348

Cash invested: $37,800 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 44
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$708
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $297

Break-even live

Break-even rent $1,208

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $374	-5% $335	+0% $297	+5% $259	+10% $221
Rent	-10% $172	-5% $235	+0% $297	+5% $360	+10% $422
Rate	-1.0pp $365	-0.5pp $332	base $297	+0.5pp $262	+1.0pp $227

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	44d	1	0.51mi
1722 Trenton Dr Corpus Christi, TX	4.0	2.0	1432	$2,100	$1.47	14d	1	0.55mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	0.72mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	0.73mi
2041 Harvard St Corpus Christi, TX	3.0	2.0	1230	$1,400	$1.14	14d	1	0.74mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	44d	1	0.78mi
2622 Cloyde St Corpus Christi, TX	2.0	1.0	1693	$1,150	$0.68	44d	1	0.87mi
2522 Cleo St Corpus Christi, TX	3.0	1.0	992	$1,350	$1.36	14d	1	0.88mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	0.88mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	22d	1	0.95mi
2402 Segrest St Corpus Christi, TX	2.0	1.0	1120	$825	$0.74	22d	1	1.01mi
1525 S 19th St Unit B Corpus Christi, TX	3.0	2.0	1062	$2,100	$1.98	14d	1	1.03mi
1628 18th St Corpus Christi, TX	2.0	1.0	1112	$1,000	$0.90	44d	1	1.09mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	14d	1	1.10mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	44d	1	1.13mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	44d	1	1.21mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	44d	1	1.22mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	44d	1	1.30mi
1634 14th St Corpus Christi, TX	2.0	1.5	980	$1,090	$1.11	44d	1	1.33mi
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	14d	1	1.36mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	44d	1	1.40mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 59 DOM
2. 2026-06-17
   days on market $135,000 Active 58 DOM
3. 2026-06-16
   days on market $135,000 Active 57 DOM
4. 2026-06-15
   days on market $135,000 Active 56 DOM
5. 2026-06-14
   days on market $135,000 Active 54 DOM
6. 2026-06-10
   days on market $135,000 Active 51 DOM
7. 2026-06-09
   days on market $135,000 Active 50 DOM
8. 2026-06-08
   days on market $135,000 Active 49 DOM
9. 2026-06-07
   days on market $135,000 Active 48 DOM
10. 2026-06-05
    days on market $135,000 Active 45 DOM
11. 2026-06-03
    days on market $135,000 Active 44 DOM
12. 2026-06-02
    days on market $135,000 Active 43 DOM
13. 2026-06-01
    days on market $135,000 Active 42 DOM
14. 2026-05-31
    days on market $135,000 Active 41 DOM
15. 2026-05-30
    days on market $135,000 Active 40 DOM
16. 2026-04-16
    listed $135,000 Active 114-char remark

    Show marketing remark (114 chars)

    Selling AS IS ! Looking for investors, flippers, or buyers ready to take on a fixer upper and make it their own.

17. 2025-01-31
    soldstatus
18. 2013-07-16
    soldstatus
19. 1991-12-10
    soldstatus $16,000

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$189/yr (+$16/mo · 8.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 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: $19,011
• − Mortgage interest: −$7,562
• − Property taxes: −$2,281
• − Insurance: −$675
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,927
• Taxable income: $1,523
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,201/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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

+743.8% since first listed

4 events — show timeline

• 2026-04-16 Listed $135,000 CBMLS
• 2025-01-31 Sold (Public Records) — Public Records
• 2013-07-16 Sold (Public Records) — Public Records
• 1991-12-10 Sold (Public Records) $16,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $2,281 · +79.4% YoY. Source: county tax records.