4722 Dody St · Corpus Christi, TX 78411

$219,900

4 bd · 2.0 ba · 1,609 sqft · SingleFamily public records · 9 Days on market

Built 1955 7,954 sqft lot Est $220k · at est.

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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).

• Cash flow +13.7/30.0
• ARV discount +7.6/15.0
• Rent growth +4.5/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained, recently updated home, sits on a large lot with green St. Augustine grass. Split floor plan, 3 bedrooms on one side and master on other. Laminate flooring in formal living area and 3 bedrooms. Large second living area in the back of house, perfect for entertaining! Generous back yard with a huge 10ft ceiling garage and built in workshop with two more bays and electric! Tons of storage space, recent A/C recent fixtures, gas stove cook top and centrally located. Screened and covered front porch, excellent for a warm cup of coffee in the morning!

Key facts

• Front screened porch
• Spacious great room
• Open-concept kitchen

Tags

• CENTRALLY LOCATED
• OPEN-CONCEPT KITCHEN
• SPACIOUS GREAT ROOM
• SECOND LIVING AREA
• FRONT SCREENED PORCH
• DETACHED REAR-ENTRY GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-52 ($-618/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (12.8% below list).
• Recommended offer: $192k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $28k; list at $220k implies a 685% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,791 (12.8% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $220,433
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4722 Dody St	0.00mi	4/2.0	1,609 (0%)	1mo	$219,900	$137	99
4822 Trinity Dr	0.34mi	4/2.0	1,640 (+2%)	4mo	$249,500	$152	78
4914 Nell St	0.27mi	4/3.0	1,655 (+3%)	4mo	$249,500	$151	75
4513 Driftwood Pl	0.31mi	3/1.5 (-1)	1,712 (+6%)	2mo	$229,000	$134	66
4818 Marion	0.18mi	3/1.5 (-1)	1,435 (-11%)	1mo	$119,999	$84	66
4513 Totton Dr	0.43mi	3/2.0 (-1)	1,694 (+5%)	2mo	$165,000	$97	64
4425 Marie St	0.47mi	4/2.0	1,717 (+7%)	6mo	$279,000	$162	62
4829 Alice St	0.14mi	3/2.0 (-1)	1,384 (-14%)	6mo	$174,900	$126	60
4313 Driftwood Pl	0.59mi	4/2.0	1,522 (-5%)	5mo	$250,000	$164	59
4614 Arlene Dr	0.52mi	3/1.5 (-1)	1,677 (+4%)	6mo	$179,000	$107	57
4213 Dolphin Pl	0.69mi	3/2.0 (-1)	1,518 (-6%)	4mo	$275,000	$181	50
3702 Lincoln St	0.62mi	4/2.0	1,433 (-11%)	4mo	$179,000	$125	50

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: -12.4%
• Equity multiple: 0.53×
• Total profit: $-28,912
• Equity at exit: $32,788

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $16,010
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-52

Break-even live

Break-even rent $1,983

Max offer price $210,801

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $11	+0% $-52	+5% $-114	+10% $-176
Rent	-10% $-203	-5% $-127	+0% $-52	+5% $24	+10% $100
Rate	-1.0pp $59	-0.5pp $4	base $-52	+0.5pp $-108	+1.0pp $-166

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	44d	1	0.05mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	14d	1	0.31mi
4634 Weir Dr Corpus Christi, TX	3.0	2.0	1540	$1,800	$1.17	44d	1	0.38mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	44d	1	0.51mi
4845 Concord St Corpus Christi, TX	4.0	2.0	1437	$1,750	$1.22	14d	1	0.59mi
4006 Panama Dr Corpus Christi, TX	3.0	2.0	1816	$1,949	$1.07	21d	1	0.85mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	44d	1	0.89mi
4013 Kingston Dr Corpus Christi, TX	3.0	2.0	1451	$2,500	$1.72	44d	1	0.92mi
929 Dolphin Pl Corpus Christi, TX	3.0	2.0	1508	$2,095	$1.39	21d	1	0.95mi
4402 Sutton Ln Corpus Christi, TX	4.0	2.0	1850	$2,100	$1.14	14d	1	0.96mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	14d	1	1.02mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	21d	1	1.06mi
4117 Monaco Dr Corpus Christi, TX	5.0	2.0	1483	$2,100	$1.42	14d	1	1.07mi
625 Catalina Pl Corpus Christi, TX	3.0	2.0	1750	$2,100	$1.20	14d	1	1.17mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	14d	1	1.17mi
1410 Ray Dr Corpus Christi, TX	3.0	1.0	1224	$1,600	$1.31	14d	1	1.29mi
749 Ashland Dr Corpus Christi, TX	3.0	1.0	1179	$1,550	$1.31	44d	1	1.30mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$1,000	$1.22	14d	1	1.43mi
4114 Cork Dr Corpus Christi, TX	3.0	2.0	1296	$1,595	$1.23	14d	1	1.46mi
5802 Everhart Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	926	$1,570	$1.69	14d	16	1.47mi
1066 Burkshire Dr Corpus Christi, TX	3.0	2.0	2063	$1,900	$0.92	45d	1	1.49mi

Listing history 11 events

1. 2026-05-05
   status Pending
2. 2026-04-25
   historical
3. 2026-04-16
   listed $219,900 Active
4. 2024-08-28
   soldstatus
5. 2022-11-15
   soldstatus
6. 2022-11-15
   soldstatus
7. 2015-06-09
   soldstatus
8. 2015-06-08
   soldstatus 566-char remark

   Show marketing remark (566 chars)

   Well maintained, recently updated home, sits on a large lot with green St. Augustine grass. Split floor plan, 3 bedrooms on one side and master on other. Laminate flooring in formal living area and 3 bedrooms. Large second living area in the back of house, perfect for entertaining! Generous back yard with a huge 10ft ceiling garage and built in workshop with two more bays and electric! Tons of storage space, recent A/C recent fixtures, gas stove cook top and centrally located. Screened and covered front porch, excellent for a warm cup of coffee in the morning!

9. 2015-02-13
   listed $123,900 566-char remark

   Show marketing remark (566 chars)

   Well maintained, recently updated home, sits on a large lot with green St. Augustine grass. Split floor plan, 3 bedrooms on one side and master on other. Laminate flooring in formal living area and 3 bedrooms. Large second living area in the back of house, perfect for entertaining! Generous back yard with a huge 10ft ceiling garage and built in workshop with two more bays and electric! Tons of storage space, recent A/C recent fixtures, gas stove cook top and centrally located. Screened and covered front porch, excellent for a warm cup of coffee in the morning!

10. 2013-04-02
    soldstatus
11. 1992-03-16
    soldstatus $28,000

ⓘ 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: $3,065 · $255/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$959/yr (+$80/mo · 31.3%)

ⓘ 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 · 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: $23,015
• − Mortgage interest: −$12,318
• − Property taxes: −$3,065
• − Insurance: −$1,897
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$6,397
• Taxable loss: −$4,344
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $424/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

+685.4% since first listed

11 events — show timeline

• 2026-05-05 Pending — CBMLS
• 2026-04-25 Delisted — CBMLS
• 2026-04-16 Listed $219,900 CBMLS
• 2024-08-28 Sold (Public Records) — Public Records
• 2022-11-15 Sold (Public Records) — Public Records
• 2022-11-15 Sold (Public Records) — Public Records
• 2015-06-09 Sold (Public Records) — Public Records
• 2015-06-08 Sold (MLS) — CBMLS
• 2015-02-13 Listed $123,900 CBMLS
• 2013-04-02 Sold (Public Records) — Public Records
• 1992-03-16 Sold (Public Records) $28,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $3,065 · -24.4% YoY. Source: county tax records.