1117 Green Earth Dr · Corpus Christi, TX 78405

$118,000

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 86 Days on market

Built 1999 3,798 sqft lot $106/sqft · 20% below area Est $148k · 20% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Appreciation +5.7/10.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Opportunity awaits with this three-bedroom, two-bath home full of potential. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this property offers a great canvas to bring your vision to life. The layout provides a solid starting point, while the spacious back porch is perfect for creating an inviting outdoor living area. A large driveway offers ample parking and flexibility for future improvements. With the right updates and personal touch, this home could truly shine. Ideal for those ready to transform a property and add value, this is one you won’t want to miss.

Key facts

• Large driveway
• Outdoor living area
• Spacious back porch

Tags

• SPACIOUS BACK PORCH
• LARGE DRIVEWAY
• OUTDOOR LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $11 ($128/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• 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.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kennedy El (545 students, 96% FRL); West Oso J H (math 16% / reading 30%, grade F, #1,327 of 1,662 statewide, top 81%, 434 students, 83% FRL); West Oso H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 575 students, 88% FRL) — zoned schools average 89% FRL vs 40% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($816 loan paydown + $2k appreciation (1.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $118k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (median comp): $147,924
• List price: $118,000
• Delta: -20.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Greenleaf Dr	0.07mi	3/1.0	1,245 (+12%)	8mo	$122,000	$98	67
122 Green Trail Dr	0.09mi	3/1.0	1,279 (+15%)	5mo	$119,900	$94	63
4122 Bascule Dr	0.57mi	3/2.0	1,167 (+5%)	6mo	$145,000	$124	61
1134 Green Earth Dr	0.05mi	3/1.0	1,254 (+12%)	19mo	$175,000	$140	57
1110 Green Leaf Dr	0.07mi	4/1.0 (+1)	1,243 (+11%)	18mo	$159,000	$128	54
1038 Golden Gate	0.51mi	2/2.0 (-1)	948 (-15%)	3mo	$127,000	$134	44
4218 Darcey Dr	0.65mi	3/2.0	1,263 (+13%)	14mo	$210,000	$166	36

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.16×
• Total profit: $5,421
• Equity at exit: $42,887

10-year hold

• IRR: 7.4%
• Equity multiple: 1.94×
• Total profit: $31,179
• Equity at exit: $59,064

Cash invested: $33,040 (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 78405

• Home prices YoY: 1.3%
• Active inventory: 77
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$262 /mo · $3,146/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $11

Break-even live

Break-even rent $1,177

Max offer price $118,000

Occupancy floor 94%

Sensitivity live

Price	-10% $77	-5% $44	+0% $11	+5% $-23	+10% $-56
Rent	-10% $-83	-5% $-36	+0% $11	+5% $58	+10% $105
Rate	-1.0pp $70	-0.5pp $41	base $11	+0.5pp $-20	+1.0pp $-51

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	45d	1	0.79mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	15d	2	1.50mi

Listing history 21 events

1. 2026-06-22
   days on market $118,000 Active 86 DOM
2. 2026-06-18
   days on market $118,000 Active 83 DOM
3. 2026-06-17
   days on market $118,000 Active 82 DOM
4. 2026-06-16
   days on market $118,000 Active 81 DOM
5. 2026-06-15
   days on market $118,000 Active 80 DOM
6. 2026-06-14
   days on market $118,000 Active 78 DOM
7. 2026-06-10
   days on market $118,000 Active 75 DOM
8. 2026-06-09
   days on market $118,000 Active 74 DOM
9. 2026-06-08
   days on market $118,000 Active 73 DOM
10. 2026-06-07
    days on market $118,000 Active 72 DOM
11. 2026-06-03
    days on market $118,000 Active 68 DOM
12. 2026-06-02
    days on market $118,000 Active 67 DOM
13. 2026-06-01
    days on market $118,000 Active 66 DOM
14. 2026-05-31
    days on market $118,000 Active 65 DOM
15. 2026-05-30
    days on market $118,000 Active 64 DOM
16. 2026-04-29
    price $118,000 633-char remark

    Show marketing remark (633 chars)

    Opportunity awaits with this three-bedroom, two-bath home full of potential. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this property offers a great canvas to bring your vision to life. The layout provides a solid starting point, while the spacious back porch is perfect for creating an inviting outdoor living area. A large driveway offers ample parking and flexibility for future improvements. With the right updates and personal touch, this home could truly shine. Ideal for those ready to transform a property and add value, this is one you won’t want to miss.

17. 2026-03-27
    listed $136,000 Active 633-char remark

    Show marketing remark (633 chars)

    Opportunity awaits with this three-bedroom, two-bath home full of potential. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this property offers a great canvas to bring your vision to life. The layout provides a solid starting point, while the spacious back porch is perfect for creating an inviting outdoor living area. A large driveway offers ample parking and flexibility for future improvements. With the right updates and personal touch, this home could truly shine. Ideal for those ready to transform a property and add value, this is one you won’t want to miss.

18. 2013-04-08
    soldstatus
19. 2011-03-26
    listed $69,500
20. 2010-07-11
    listed $69,900
21. 1999-07-16
    soldstatus $39,500

ⓘ 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: $3,146 · $262/mo
• Projected year-2 tax: $3,146 · $262/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: $14,290
• − Mortgage interest: −$6,610
• − Property taxes: −$3,146
• − Insurance: −$590
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,433
• Taxable loss: −$1,775
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $554/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: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 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): 14,602
• Household income: $38,294
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 867.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 48% Black 4% White 4%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 48%

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: ▲ 1.42%
• Current HPI: 113.2227
• 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

+198.7% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $118,000 CBMLS
• 2026-03-27 Listed $136,000 CBMLS
• 2013-04-08 Sold (Public Records) — Public Records
• 2011-03-26 Listed $69,500 CBMLS
• 2010-07-11 Listed $69,900 CBMLS
• 1999-07-16 Sold (Public Records) $39,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,146 · -12.1% YoY. Source: county tax records.