414 Van Cleve Dr · Corpus Christi, TX 78408

$64,500

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 97 Days on market

Built 1957 6,739 sqft lot $90/sqft · 27% below area Est $89k · 27% under ↓ 16% since listing

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Why this score? — see what drove the B- 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 +19.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.2/10.0
• 1% rule +6.3/10.0
• DSCR +6.2/10.0
• 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

Investor Opportunity at New Price Point Investor Opportunity – 414 Van Cleve St, Corpus Christi, TX Attention investors and rehab enthusiasts! 414 Van Cleve St offers a prime value-add opportunity in an established Corpus Christi neighborhood. This property is ready for a full renovation and provides the perfect canvas to restore, redesign, or rebuild to maximize potential. Situated on a generously sized lot, the home features a compact footprint with a traditional layout and a covered front entry. The spacious yard offers room for landscaping improvements, expansion, or outdoor living enhancements. With the right vision, this property could become an excellent rental, flip, or starter home. Conveniently located near schools, parks, shopping, dining, and major roadways, this property offers strong upside potential for the savvy buyer. Property is being sold as-is. Cash or renovation financing recommended. Bring your offers!

Key facts

• Spacious yard
• Full renovation
• Covered front entry

Tags

• FULL RENOVATION
• COVERED FRONT ENTRY
• SPACIOUS YARD
• LANDSCAPING IMPROVEMENTS
• OUTDOOR LIVING ENHANCEMENTS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $76 ($907/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($729 rent vs $64k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 36 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• In year one you build about $6k of equity ($446 loan paydown + $5k appreciation (8.5% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 7.4

CMA / ARV

• ARV (median comp): $88,533
• List price: $64,500
• Delta: -27.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.85×
• Total profit: $33,457
• Equity at exit: $51,158

10-year hold

• IRR: 22.4%
• Equity multiple: 6.19×
• Total profit: $93,726
• Equity at exit: $103,677

Cash invested: $18,060 (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 78408

• Home prices YoY: 6.8%
• Active inventory: 36
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $729 high
• Mortgage (P&I): −$338
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $76

Break-even live

Break-even rent $633

Max offer price $64,500

Occupancy floor 85%

Sensitivity live

Price	-10% $112	-5% $94	+0% $76	+5% $57	+10% $39
Rent	-10% $18	-5% $47	+0% $76	+5% $104	+10% $133
Rate	-1.0pp $108	-0.5pp $92	base $76	+0.5pp $59	+1.0pp $42

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Villa Dr Corpus Christi, TX	2.0	1.0	650	$649	$1.00	14d	1	0.49mi
725 Villa Dr Unit 7 Corpus Christi, TX	2.0	1.0	628	$649	$1.03	44d	1	0.50mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$974	$1.14	14d	6	0.72mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	14d	1	1.08mi
3115 Agnes St Corpus Christi, TX	2.0	1.0	428	$713	$1.67	44d	3	1.17mi
510 Cheyenne St Corpus Christi, TX	1.0	1.0	420	$699	$1.66	44d	1	1.31mi
3002 Antelope St Unit 328 Corpus Christi, TX	1.0	1.0	628	$675	$1.07	44d	1	1.37mi
2937 Ruth St Corpus Christi, TX	2.0	1.0	676	$950	$1.41	44d	1	1.44mi
637 Mohawk St Unit MA4 Corpus Christi, TX	1.0	1.0	500	$630	$1.26	44d	1	1.47mi
2240 N Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	916	$692	$0.76	14d	18	1.49mi

Listing history 11 events

1. 2026-06-05
   days on market $64,500 Active 97 DOM
2. 2026-06-03
   days on market $64,500 Active 96 DOM
3. 2026-06-02
   days on market $64,500 Active 95 DOM
4. 2026-06-01
   days on market $64,500 Active 94 DOM
5. 2026-05-31
   days on market $64,500 Active 93 DOM
6. 2026-05-30
   days on market $64,500 Active 92 DOM
7. 2026-04-27
   price $64,500 947-char remark

   Show marketing remark (947 chars)

   Investor Opportunity at New Price Point Investor Opportunity – 414 Van Cleve St, Corpus Christi, TX Attention investors and rehab enthusiasts! 414 Van Cleve St offers a prime value-add opportunity in an established Corpus Christi neighborhood. This property is ready for a full renovation and provides the perfect canvas to restore, redesign, or rebuild to maximize potential. Situated on a generously sized lot, the home features a compact footprint with a traditional layout and a covered front entry. The spacious yard offers room for landscaping improvements, expansion, or outdoor living enhancements. With the right vision, this property could become an excellent rental, flip, or starter home. Conveniently located near schools, parks, shopping, dining, and major roadways, this property offers strong upside potential for the savvy buyer. Property is being sold as-is. Cash or renovation financing recommended. Bring your offers!

8. 2026-03-24
   price $69,000 947-char remark

   Show marketing remark (947 chars)

   Investor Opportunity at New Price Point Investor Opportunity – 414 Van Cleve St, Corpus Christi, TX Attention investors and rehab enthusiasts! 414 Van Cleve St offers a prime value-add opportunity in an established Corpus Christi neighborhood. This property is ready for a full renovation and provides the perfect canvas to restore, redesign, or rebuild to maximize potential. Situated on a generously sized lot, the home features a compact footprint with a traditional layout and a covered front entry. The spacious yard offers room for landscaping improvements, expansion, or outdoor living enhancements. With the right vision, this property could become an excellent rental, flip, or starter home. Conveniently located near schools, parks, shopping, dining, and major roadways, this property offers strong upside potential for the savvy buyer. Property is being sold as-is. Cash or renovation financing recommended. Bring your offers!

9. 2026-02-16
   listed $79,900 Active 947-char remark

   Show marketing remark (947 chars)

   Investor Opportunity at New Price Point Investor Opportunity – 414 Van Cleve St, Corpus Christi, TX Attention investors and rehab enthusiasts! 414 Van Cleve St offers a prime value-add opportunity in an established Corpus Christi neighborhood. This property is ready for a full renovation and provides the perfect canvas to restore, redesign, or rebuild to maximize potential. Situated on a generously sized lot, the home features a compact footprint with a traditional layout and a covered front entry. The spacious yard offers room for landscaping improvements, expansion, or outdoor living enhancements. With the right vision, this property could become an excellent rental, flip, or starter home. Conveniently located near schools, parks, shopping, dining, and major roadways, this property offers strong upside potential for the savvy buyer. Property is being sold as-is. Cash or renovation financing recommended. Bring your offers!

10. 2026-01-26
    price $74,000
11. 2025-12-17
    listed $77,000 Active

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 · 26 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: $8,744
• − Mortgage interest: −$3,613
• − Property taxes: −$1,619
• − Insurance: −$322
• − Repairs & maintenance: −$699
• − Management: −$699
• − Depreciation: −$1,876
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $928/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
• City population: 296,836
• Population (ZIP): 9,631

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 39% White 8% Black 7%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 53% Vietnamese 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: ▲ 8.49%
• Current HPI: 132.544
• Rent YoY: —
• Metro: —
• 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

-16.2% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $64,500 CBMLS
• 2026-03-24 Price Changed $69,000 CBMLS
• 2026-02-16 Listed $79,900 CBMLS
• 2026-01-26 Price Changed $74,000 MCALLENMLS
• 2025-12-17 Listed $77,000 MCALLENMLS

Property tax history

+0.6%/yr

Latest (2025): $1,619 · +6.9% YoY. Source: county tax records.