4345 Amherst Dr · Corpus Christi, TX 78412

$160,000

3 bd · 1.5 ba · 1,036 sqft · SingleFamily public records · 99 Days on market

Built 1955 6,011 sqft lot Est $165k · at est. ↓ 6% since listing

---

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 +14.2/30.0
• ARV discount +8.8/15.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1955 with originality still intact, this 3 bedroom 1.5 bath home offers 1,036 square feet of character in the heart of Alameda Estates. Tucked just down the street from Ocean Drive, the university, grocery stores, shopping, and tons of nearby retail and dining, the location is hard to beat. One of the standout features is the private front courtyard, a unique and versatile space perfect for outdoor entertaining, morning coffee, a garden, or a quiet retreat away from the street. Inside, you’ll find a functional layout with natural light, original details, and a blend of updates that keep the home comfortable while preserving its charm. Whether you’re looking for a primar

Key facts

• Outdoor entertaining
• Natural light
• Original details

Tags

• PRIVATE FRONT COURTYARD
• OUTDOOR ENTERTAINING
• NATURAL LIGHT
• ORIGINAL DETAILS
• BLEND OF UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $26 ($310/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (1.5% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); King H S (math 35% / reading 36%, grade F, #941 of 1,632 statewide, top 58%, 1,400 students, 63% FRL) — zoned schools average 47% FRL vs 63% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 33% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.5%/yr); 212 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 31% of the median local income ($61k/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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.98% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $164,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4221 Center Dr	0.18mi	2/1.0 (-1)	1,085 (+5%)	2mo	$224,999	$207	75
630 Sharon Dr	0.46mi	3/1.0	1,051 (+1%)	11mo	$199,900	$190	65
641 Caddo St	0.47mi	3/2.0	1,093 (+6%)	7mo	$178,000	$163	61
726 John Lee St	0.66mi	3/1.0	1,015 (-2%)	5mo	$179,000	$176	60
729 Sharon Dr	0.65mi	2/1.0 (-1)	1,025 (-1%)	2mo	$195,900	$191	60
601 Lansdown Dr	0.38mi	2/1.0 (-1)	944 (-9%)	3mo	$149,900	$159	58
742 Collingswood Dr	0.63mi	3/2.0	1,092 (+5%)	8mo	$160,000	$147	53
4237 Jacquelyn Dr	0.70mi	3/1.0	943 (-9%)	4mo	$69,900	$74	46
734 Lansdown Dr	0.64mi	2/1.0 (-1)	1,117 (+8%)	5mo	$165,000	$148	46
722 Sheridan Dr	0.65mi	3/1.0	916 (-12%)	8mo	$125,000	$136	42
758 Sharon Dr	0.72mi	2/1.0 (-1)	902 (-13%)	2mo	$89,900	$100	36
742 Sheridan	0.70mi	3/1.0	1,182 (+14%)	11mo	$186,500	$158	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-28,806
• Equity at exit: $23,857

10-year hold

• IRR: -20.1%
• Equity multiple: 0.10×
• Total profit: $-40,431
• Equity at exit: $13,834

Cash invested: $44,800 (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 78412

• Rents YoY: -1.5%
• Active inventory: 212
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$839
• Tax from tax record: −$313 /mo · $3,758/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $26

Break-even live

Break-even rent $1,543

Max offer price $160,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $71	+0% $26	+5% $-19	+10% $-65
Rent	-10% $-99	-5% $-36	+0% $26	+5% $88	+10% $150
Rate	-1.0pp $106	-0.5pp $67	base $26	+0.5pp $-16	+1.0pp $-58

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 Junior Ter Corpus Christi, TX	3.0	1.0	1016	$1,600	$1.57	45d	1	0.21mi
318 Aberdeen Ave Unit 1268410P Corpus Christi, TX	3.0	1.5	1076	$4,405	$4.09	45d	1	0.23mi
4422 S Alameda St Corpus Christi, TX	1.0–3.0	1.0–2.0	820	$1,000	$1.22	15d	1	0.29mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,050	$1.44	45d	2	0.39mi
4302 Ocean Dr Corpus Christi, TX	3.0	2.0	1420	$2,100	$1.48	46d	1	0.40mi
4224 Ocean Dr Corpus Christi, TX	2.0	1.0	699	$949	$1.36	45d	7	0.45mi
4645 Ocean Dr Corpus Christi, TX	2.0	1.0–2.0	760	$1,320	$1.74	15d	1	0.49mi
4602 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	972	$3,671	$3.77	15d	30	0.55mi
4657 Ocean Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	931	$1,890	$2.03	15d	7	0.58mi
722 Collingswood Dr Corpus Christi, TX	3.0	1.5	1318	$1,595	$1.21	15d	1	0.59mi
4110 Grossman Dr Unit B Corpus Christi, TX	3.0	2.0	1228	$1,500	$1.22	45d	1	0.63mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	45d	1	0.67mi
749 Ashland Dr Corpus Christi, TX	3.0	1.0	1179	$1,550	$1.31	45d	1	0.73mi
4848 S Alameda St Corpus Christi, TX	2.0	1.0	1085	$975	$0.90	45d	1	0.77mi
5002 Bevly Dr Unit A Corpus Christi, TX	3.0	2.0	1400	$1,499	$1.07	23d	1	1.01mi
4801 Lansdown Dr Corpus Christi, TX	3.0	2.0	1242	$1,525	$1.23	15d	1	1.20mi
946 Lum Ave Corpus Christi, TX	3.0	1.0	1045	$1,300	$1.24	45d	1	1.24mi
1033 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1194	$1,750	$1.47	45d	1	1.25mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	23d	1	1.31mi
5825 Hugo Dr Corpus Christi, TX	3.0	1.0	970	$1,550	$1.60	15d	1	1.31mi
1137 Bradshaw Dr Corpus Christi, TX	3.0	2.0	1424	$1,900	$1.33	15d	1	1.39mi
3562 Topeka St Corpus Christi, TX	3.0	1.0	1208	$1,695	$1.40	15d	1	1.40mi
4830 French Dr Corpus Christi, TX	3.0	2.0	1299	$1,700	$1.31	15d	1	1.42mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	23d	1	1.44mi
4717 Edith St Unit 1268436P Corpus Christi, TX	4.0	2.0	1496	$4,708	$3.15	45d	1	1.47mi

Listing history 9 events

1. 2026-05-05
   status Pending
2. 2026-04-25
   historical
3. 2026-02-24
   price $160,000
4. 2026-01-15
   listed $170,000 Active
5. 2019-08-29
   soldstatus
6. 2016-07-11
   soldstatus
7. 2016-07-11
   soldstatus
8. 2006-04-10
   soldstatus
9. 2005-01-10
   soldstatus

ⓘ 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: $3,758 · $313/mo
• Projected year-2 tax: $3,758 · $313/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,907
• − Mortgage interest: −$8,962
• − Property taxes: −$3,758
• − Insurance: −$800
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,655
• Taxable loss: −$2,293
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $860/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

-5.9% since first listed

9 events — show timeline

• 2026-05-05 Pending — CBMLS
• 2026-04-25 Delisted — CBMLS
• 2026-02-24 Price Changed $160,000 CBMLS
• 2026-01-15 Listed $170,000 CBMLS
• 2019-08-29 Sold (Public Records) — Public Records
• 2016-07-11 Sold (Public Records) — Public Records
• 2016-07-11 Sold (Public Records) — Public Records
• 2006-04-10 Sold (Public Records) — Public Records
• 2005-01-10 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,758 · +16.4% YoY. Source: county tax records.