3209 Casa Blanca Dr · Corpus Christi, TX 78411

$165,000

3 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 15 Days on market

Built 1958 9,514 sqft lot Est $187k · 12% under

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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 +19.3/30.0
• ARV discount +12.8/15.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• 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 MLS

An excellent remodel, the amenities show themselves in every room. Fully landscaped, freshly painted, the exterior is inviting and maintained. New vinyl windows throughout and a recent roof reduce your energy costs, and once inside you still get original hardwood floors and an open living room. A wall to wall tiled bathroom complete with rain head shower, Granite in the kitchen, and handmade cabinets are a few of the unique touches. Once outside enjoy a large portico, concrete patio and walkways. MUST SEE!

Key facts

• Parquet flooring
• Updated guest bath
• Double pane windows

Tags

• CARRIER HVAC
• DOUBLE PANE WINDOWS
• PARQUET FLOORING
• TILE FLOORING
• GRANITE COUNTERTOPS
• UPDATED GUEST BATH

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached front-entry garage (1 car); Concrete driveway
• Utilities: Natural gas available; Public water; Public sewer; Separate meters
• Home design: Single-story home; Shingle roof; Brick construction; Slab foundation
• Construction: Built with brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio; Patio; Chain link fence; Interior lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Range hood
• Flooring: Parquet flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Primary bedroom located downstairs; Window coverings / treatments
• 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 $165k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 fast (+7.9%/yr); 142 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 37% 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $64k; list at $165k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $186,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 Ormond Dr	0.17mi	3/2.0	1,389 (+4%)	8mo	$135,000	$97	78
1411 Casa De Oro Dr	0.07mi	4/2.0 (+1)	1,444 (+8%)	9mo	$242,500	$168	70
1438 Melbourne Dr	0.19mi	3/2.0	1,464 (+10%)	7mo	$129,900	$89	69
3402 Olsen Dr	0.47mi	3/2.0	1,446 (+8%)	2mo	$199,900	$138	63
1650 Green Grove Dr	0.57mi	3/2.0	1,418 (+6%)	4mo	$99,950	$70	60
1410 Ray Dr	0.45mi	3/1.0	1,224 (-8%)	4mo	$89,900	$73	58
3545 Pecan St	0.55mi	3/2.0	1,410 (+6%)	9mo	$169,999	$121	58
1201 Devon Dr	0.56mi	3/2.0	1,497 (+12%)	1mo	$209,500	$140	53
1349 Ray Dr	0.43mi	3/1.5	1,181 (-12%)	8mo	$190,000	$161	52
1550 Melbourne Dr	0.47mi	3/2.0	1,516 (+14%)	6mo	$229,000	$151	50
1233 Brentwood Dr	0.59mi	3/1.0	1,229 (-8%)	6mo	$199,000	$162	50
1113 Annapolis Dr	0.73mi	3/2.0	1,518 (+14%)	4mo	$224,900	$148	40

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-5,856
• Equity at exit: $24,602

10-year hold

• IRR: 11.6%
• Equity multiple: 2.13×
• Total profit: $52,245
• Equity at exit: $14,266

Cash invested: $46,200 (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 78411

• Rents YoY: 7.9%
• Active inventory: 142
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$865
• Tax from tax record: −$300 /mo · $3,597/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $181

Break-even live

Break-even rent $1,562

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Casa de Palmas Dr Corpus Christi, TX	3.0	2.0	1869	$2,300	$1.23	13d	1	0.13mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	13d	1	0.42mi
1522 Cambridge Dr Corpus Christi, TX	3.0	1.5	1278	$1,600	$1.25	43d	1	0.49mi
1446 Annapolis Dr Corpus Christi, TX	3.0	2.0	1500	$1,700	$1.13	43d	1	0.54mi
1405 Annapolis Dr Corpus Christi, TX	3.0	1.5	1502	$2,000	$1.33	13d	1	0.57mi
4005 Green Grove Dr Corpus Christi, TX	3.0	2.0	1406	$1,695	$1.21	43d	1	0.63mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	43d	1	0.65mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	43d	1	0.66mi
4241 Green Grove Dr Corpus Christi, TX	3.0	2.0	1345	$1,700	$1.26	43d	1	0.81mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	43d	1	0.88mi
225 Watson St Corpus Christi, TX	3.0	1.0	1472	$1,295	$0.88	43d	1	0.90mi
1201 York Ave Corpus Christi, TX	3.0	1.0	888	$1,550	$1.75	21d	1	0.96mi
3562 Topeka St Corpus Christi, TX	3.0	1.0	1208	$1,695	$1.40	13d	1	0.96mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	43d	1	0.97mi
3102 Santa Fe St Corpus Christi, TX	1.0–2.0	1.0–2.0	922	$1,095	$1.19	43d	1	1.13mi
443 Indiana Ave Corpus Christi, TX	2.0	1.0	968	$1,650	$1.70	43d	1	1.18mi
625 Catalina Pl Corpus Christi, TX	3.0	2.0	1750	$2,100	$1.20	13d	1	1.20mi
332 Rosebud Ave Corpus Christi, TX	2.0	1.0	942	$1,150	$1.22	21d	1	1.24mi
455 Louisiana Ave Corpus Christi, TX	2.0	1.0	1528	$3,000	$1.96	21d	1	1.25mi
309 Rosebud Ave Unit D Corpus Christi, TX	2.0	1.0	882	$1,100	$1.25	21d	1	1.27mi
2837 Santa Fe St Unit 2 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	13d	1	1.27mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	43d	1	1.35mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	1.38mi
4818 Kendall Dr Corpus Christi, TX	2.0	1.0	1169	$1,250	$1.07	13d	1	1.38mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	43d	1	1.38mi
1802 16th St Unit B Corpus Christi, TX	3.0	1.0	1575	$1,000	$0.63	43d	1	1.40mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	13d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $165,000 Active 15 DOM
2. 2026-06-17
   days on market $165,000 Active 14 DOM
3. 2026-06-16
   days on market $165,000 Active 13 DOM
4. 2026-06-15
   days on market $165,000 Active 12 DOM
5. 2026-06-14
   days on market $165,000 Active 10 DOM
6. 2026-06-10
   days on market $165,000 Active 7 DOM
7. 2026-06-09
   days on market $165,000 Active 6 DOM
8. 2026-06-08
   days on market $165,000 Active 5 DOM
9. 2026-06-07
   days on market $165,000 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $165,000 Active 1 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: $3,597 · $300/mo
• Projected year-2 tax: $3,597 · $300/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,487
• − Mortgage interest: −$9,243
• − Property taxes: −$3,597
• − Insurance: −$825
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,800
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $2,269/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

+158.8% since first listed

5 events — show timeline

• 2026-06-03 Listed $165,000 CBMLS
• 2011-12-19 Sold (Public Records) — Public Records
• 2011-12-14 Sold (MLS) — CBMLS
• 2011-05-11 Listed $99,900 CBMLS
• 2003-09-29 Sold (Public Records) $63,750 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,597 · +4.4% YoY. Source: county tax records.