3605 Chestnut St · Corpus Christi, TX 78411

$129,990

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 62 Days on market

Built 1950 6,373 sqft lot Est $149k · 13% under ↓ 4% since listing

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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 +14.1/30.0
• ARV discount +13.2/15.0
• Rent growth +4.5/5.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market due to the buyers financing falling through. Here is your second chance! Tucked into a mature, tree-lined neighborhood, 3605 Chestnut Dr delivers way more than you’d expect from the curb. Step inside to a freshly updated interior with new paint throughout and recent remodel work that makes the space feel clean, modern, and truly move-in ready. Out back, you’ll love the large fenced yard—perfect for pets, play, or weekend get-togethers—while the two-car garage adds rare convenience and storage. Just around the corner from Collier Pool, one of Corpus Christi’s favorite public pool facilities, this home blends comfort, location, and lifestyle. T

Key facts

• Large fenced yard
• Two-car garage
• 6,373 sq ft lot

Tags

• FRESHLY UPDATED INTERIOR
• LARGE FENCED YARD
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $19 ($228/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 $121k (6.6% below list).
• Recommended offer: $121k (6.6% below list) — sets the bar for 1% rule.
• 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); Ray H S (math 49% / reading 47%, grade D, #571 of 1,632 statewide, top 36%, 1,640 students, 69% FRL).
• Zoned-school proficiency averages 58% at this address vs 33% district-wide (+25 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 rising fast (+7.9%/yr); 147 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,379 (6.6% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.93% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $148,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3605 Chestnut St	0.00mi	2/1.0	775 (0%)	1mo	$129,990	$168	99
4329 Fir St	0.18mi	2/1.0	780 (+1%)	3mo	$157,000	$201	88
4409 Cherry St	0.10mi	2/1.0	828 (+7%)	7mo	$177,000	$214	79
3606 Harris Dr	0.27mi	2/1.0	778 (+0%)	14mo	$149,000	$192	75
4325 Kirkwood Dr	0.30mi	2/1.0	812 (+5%)	4mo	$139,900	$172	75
4625 Cosner Dr	0.40mi	2/1.0	752 (-3%)	4mo	$174,900	$233	73
3913 Chestnut St	0.35mi	2/1.0	817 (+5%)	8mo	$130,000	$159	67
5002 Carroll Ln	0.65mi	3/1.0 (+1)	775 (0%)	8mo	$149,500	$193	58
3813 Delphine St	0.74mi	2/1.0	816 (+5%)	8mo	$139,000	$170	49
4849 Carroll Ln	0.50mi	2/1.0	883 (+14%)	14mo	$156,000	$177	42
4933 Monitor St	0.65mi	3/1.0 (+1)	830 (+7%)	15mo	$105,000	$127	40
4914 Monitor St	0.61mi	2/2.5	864 (+12%)	11mo	$178,500	$207	37

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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-13,514
• Equity at exit: $19,382

10-year hold

• IRR: 5.6%
• Equity multiple: 1.51×
• Total profit: $18,562
• Equity at exit: $11,239

Cash invested: $36,397 (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: 147
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$682
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $19

Break-even live

Break-even rent $1,190

Max offer price $129,990

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $56	+0% $19	+5% $-18	+10% $-55
Rent	-10% $-77	-5% $-29	+0% $19	+5% $67	+10% $115
Rate	-1.0pp $85	-0.5pp $52	base $19	+0.5pp $-15	+1.0pp $-49

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Fir St Corpus Christi, TX	2.0	1.0	758	$1,195	$1.58	45d	1	0.21mi
3738 Marion St Corpus Christi, TX	3.0	1.0	1100	$1,295	$1.18	45d	1	0.39mi
4213 Lowman St Corpus Christi, TX	2.0	1.0	810	$1,195	$1.48	23d	1	0.44mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	23d	1	0.49mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	45d	1	0.49mi
3535 Cottonwood St Unit H5 Corpus Christi, TX	1.0	1.0	593	$790	$1.33	45d	1	0.60mi
3535 Cottonwood St Apt H2 Corpus Christi, TX	2.0	1.0	731	$870	$1.19	45d	1	0.60mi
3535 Cottonwood St Apt E6 Corpus Christi, TX	1.0	1.0	593	$750	$1.26	45d	1	0.60mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	45d	1	0.65mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	45d	1	0.65mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	15d	1	0.65mi
4002 McArdle Rd Corpus Christi, TX	3.0	1.0	1018	$1,095	$1.08	15d	1	0.71mi
4961 Monitor St Corpus Christi, TX	2.0	1.0	725	$1,150	$1.59	23d	1	0.73mi
1041 Dabney St Corpus Christi, TX	1.0–2.0	1.0	600	$850	$1.42	45d	2	0.89mi
3936 Brushwood Ln Corpus Christi, TX	2.0	1.0	900	$925	$1.03	45d	1	1.02mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	23d	1	1.02mi
5220 Weber Rd Unit G-101 Corpus Christi, TX	2.0	1.5	840	$1,200	$1.43	23d	1	1.11mi
5220 Weber Rd Corpus Christi, TX	2.0	1.0	840	$1,200	$1.43	23d	1	1.11mi
4805 Lavaca Dr Unit 1 Corpus Christi, TX	2.0	1.0	1030	$1,300	$1.26	23d	1	1.15mi
100 Buccaneer Dr Corpus Christi, TX	2.0	1.0	850	$900	$1.06	45d	1	1.22mi
1001 Carmel Pkwy Corpus Christi, TX	1.0	1.0	854	$999	$1.17	45d	1	1.26mi
4613 Gollihar Rd Unit 3 Corpus Christi, TX	1.0	1.0	743	$925	$1.24	45d	1	1.27mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	15d	1	1.27mi
3333 S Alameda St Corpus Christi, TX	3.0	2.0	1000	$1,149	$1.15	45d	1	1.29mi
802 Barry St Corpus Christi, TX	2.0	1.5	1102	$1,529	$1.39	45d	1	1.36mi
3509 Topeka St Corpus Christi, TX	2.0	1.0	1114	$1,850	$1.66	45d	1	1.37mi
621 Glazebrook St Corpus Christi, TX	2.0	1.0	750	$895	$1.19	15d	1	1.41mi
5623 Carroll Ln Corpus Christi, TX	2.0	1.0	750	$825	$1.10	45d	1	1.43mi
5623 Carroll Ln Corpus Christi, TX	1.0	1.0	650	$725	$1.12	15d	1	1.43mi
3620 La Paz Dr Corpus Christi, TX	2.0	1.0	875	$1,195	$1.37	15d	1	1.48mi

Listing history 7 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   historical
3. 2026-03-27
   status Active
4. 2026-03-16
   status Pending
5. 2026-03-05
   historical
6. 2026-02-28
   price $129,990
7. 2026-01-27
   listed $135,000 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: $2,448 · $204/mo
• Projected year-2 tax: $2,448 · $204/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 6 d/yr ≥107°F today · 23 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: $14,565
• − Mortgage interest: −$7,281
• − Property taxes: −$2,448
• − Insurance: −$650
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,782
• Taxable loss: −$1,926
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $691/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

-3.7% since first listed

7 events — show timeline

• 2026-04-28 Pending — CBMLS
• 2026-04-21 Delisted — CBMLS
• 2026-03-27 Relisted — CBMLS
• 2026-03-16 Pending — CBMLS
• 2026-03-05 Delisted — CBMLS
• 2026-02-28 Price Changed $129,990 CBMLS
• 2026-01-27 Listed $135,000 CBMLS

Property tax history

+6.2%/yr

Latest (2025): $2,448 · -4.4% YoY. Source: county tax records.