14300 S Padre Island Dr #217 · Corpus Christi, TX 78418

$179,988

3 bd · 1.5 ba · 980 sqft · Condo · 185 Days on market

Built 1974 Good condition $184/sqft · 30% below area Est $259k · 30% under $850/mo HOA · 37% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• Cash flow +7.0/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embrace waterfront living in this loft style penthouse with direct water access, located on North Padre Island. This desirable end unit offers breathtaking water views, enjoyed from the expansive wrap around deck. The main level features an open concept design with souring ceilings, creating a light and airy atmosphere, while all 3 bedrooms are upstairs for added privacy. Anchor Resort residents can view boats coming and going while enjoying the sparkling outdoor pool. Other amenities include an indoor pool, fitness center, lighted fishing dock, beautifully maintained grounds, 2 covered parking spaces and boat slips. The unit also includes an in-unit washer and dryer. Whether you are searching for a full-time residence, weekend getaway, or income producing investment, this tropical paradise fits the bill. Short term rentals are allowed, and the HOA covers cable, water, trash, exterior maintenance, and exterior insurance, including windstorm and flood, making this an exceptional value. Schedule a showing today!

Key facts

• Wrap around deck
• Open concept design
• Waterfront living

Tags

• WATERFRONT LIVING
• DIRECT WATER ACCESS
• BREATHTAKING WATER VIEWS
• WRAP AROUND DECK
• OPEN CONCEPT DESIGN
• INDOOR POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (21.1% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $142k (21.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.7% in Corpus Christi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Flour Bluff El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 759 students, 53% FRL); Flour Bluff J H (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 919 students, 46% FRL); Flour Bluff H S (math 33% / reading 62%, grade D, #583 of 1,632 statewide, top 36%, 1,958 students, 40% FRL).
• Market conditions: Rents soft (-0.6%/yr); 814 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/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 185 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $65k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $141,986 (21.1% 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. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $258,965
• List price: $179,988
• Delta: -30.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14300 S Padre Island Dr #221	0.00mi	3/2.0	980 (0%)	2mo	$175,000	$179	96
14300 S Padre Island Dr #214	0.00mi	2/1.0 (-1)	840 (-14%)	4mo	$175,000	$208	66
14514 E Cabana St #309	0.32mi	3/2.0	1,193 (+22%)	1mo	$339,000	$284	57
14810 Windward Dr #508	1.38mi	2/2.0 (-1)	949 (-3%)	1mo	$409,000	$431	52
14300 Aloha St #104	0.74mi	2/2.0 (-1)	1,027 (+5%)	0mo	$240,000	$234	50
14810 Windward Dr #222	1.38mi	2/2.0 (-1)	949 (-3%)	4mo	$325,000	$342	50
14810 N Windward Dr #209	1.38mi	2/2.0 (-1)	949 (-3%)	4mo	$449,999	$474	49
14300 Aloha St #216	0.72mi	3/2.0	1,151 (+17%)	4mo	$249,900	$217	36
15201 Leeward Dr Unit A-1	1.45mi	2/1.5 (-1)	791 (-19%)	2mo	$249,900	$316	33
15002 Windward Dr #406	1.49mi	2/2.0 (-1)	1,127 (+15%)	2mo	$430,000	$382	32
15002 Windward Dr #502	1.49mi	2/2.0 (-1)	1,127 (+15%)	3mo	$450,000	$399	31
14910 Packery Vw	1.23mi	2/3.0 (-1)	1,198 (+22%)	3mo	$229,000	$191	27

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: -33.1%
• Equity multiple: -0.03×
• Total profit: $-52,128
• Equity at exit: $26,837

10-year hold

• IRR: -85.8%
• Equity multiple: -0.80×
• Total profit: $-90,919
• Equity at exit: $15,562

Cash invested: $50,397 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $239,000 ($238/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78418

• Rents YoY: -0.6%
• Active inventory: 814
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$850
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-263

Break-even live

Break-even rent $2,650

Max offer price $141,986

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-200	+0% $-263	+5% $-325	+10% $-387
Rent	-10% $-446	-5% $-354	+0% $-263	+5% $-171	+10% $-79
Rate	-1.0pp $-172	-0.5pp $-217	base $-263	+0.5pp $-309	+1.0pp $-357

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: $44,997
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14130 N Cabana St Unit 5b Corpus Christi, TX	2.0	1.5	984	$2,200	$2.24	63d	1	0.14mi
14434 E Cabana St #317 Corpus Christi, TX	2.0	2.0	1006	$2,500	$2.49	93d	1	0.25mi
15005 Windward Dr #121 Corpus Christi, TX	2.0	1.0	955	$1,800	$1.88	93d	1	1.39mi

HOA detail $850/mo · $10,200/yr condo

• Likely covers: watertrashcablelandscapingexterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-07-31
   days on market $179,988 Active 185 DOM
2. 2026-07-30
   days on market $179,988 Active 184 DOM
3. 2026-07-29
   days on market $179,988 Active 183 DOM
4. 2026-07-27
   days on market $179,988 Active 181 DOM
5. 2026-07-25
   days on market $179,988 Active 179 DOM
6. 2026-07-24
   days on market $179,988 Active 178 DOM
7. 2026-07-23
   days on market $179,988 Active 177 DOM
8. 2026-07-22
   days on market $179,988 Active 176 DOM
9. 2026-07-21
   days on market $179,988 Active 175 DOM
10. 2026-07-18
    days on market $179,988 Active 172 DOM
11. 2026-07-16
    days on market $179,988 Active 170 DOM
12. 2026-07-16
    days on market $179,988 Active 169 DOM
13. 2026-07-14
    days on market $179,988 Active 168 DOM
14. 2026-07-14
    days on market $179,988 Active 167 DOM
15. 2026-07-12
    pricedays on market $179,988 Active 166 DOM
16. 2026-07-11
    days on market $199,700 Active 165 DOM
17. 2026-07-10
    days on market $199,700 Active 164 DOM
18. 2026-07-09
    days on market $199,700 Active 163 DOM
19. 2026-07-08
    days on market $199,700 Active 162 DOM
20. 2026-07-07
    days on market $199,700 Active 161 DOM
21. 2026-07-06
    days on market $199,700 Active 160 DOM
22. 2026-07-05
    days on market $199,700 Active 159 DOM
23. 2026-07-04
    days on market $199,700 Active 158 DOM
24. 2026-07-03
    days on market $199,700 Active 157 DOM
25. 2026-07-02
    days on market $199,700 Active 156 DOM
26. 2026-07-01
    days on market $199,700 Active 155 DOM
27. 2026-06-30
    days on market $199,700 Active 154 DOM
28. 2026-06-29
    days on market $199,700 Active 153 DOM
29. 2026-06-28
    days on market $199,700 Active 152 DOM
30. 2026-06-28
    days on market $199,700 Active 151 DOM
31. 2026-06-27
    days on market $199,700 Active 150 DOM
32. 2026-06-25
    days on market $199,700 Active 148 DOM
33. 2026-06-23
    days on market $199,700 Active 146 DOM
34. 2026-06-22
    days on market $199,700 Active 145 DOM
35. 2026-06-18
    days on market $199,700 Active 142 DOM
36. 2026-06-17
    days on market $199,700 Active 141 DOM
37. 2026-06-16
    days on market $199,700 Active 140 DOM
38. 2026-06-15
    days on market $199,700 Active 139 DOM
39. 2026-06-14
    days on market $199,700 Active 137 DOM
40. 2026-06-13
    days on market $199,700 Active 136 DOM
41. 2026-06-10
    days on market $199,700 Active 134 DOM
42. 2026-06-09
    days on market $199,700 Active 133 DOM
43. 2026-06-08
    days on market $199,700 Active 132 DOM
44. 2026-06-07
    days on market $199,700 Active 131 DOM
45. 2026-06-03
    days on market $199,700 Active 127 DOM
46. 2026-06-03
    price $199,700 Active 126 DOM
47. 2026-06-02
    days on market $199,500 Active 126 DOM
48. 2026-06-01
    days on market $199,500 Active 125 DOM
49. 2026-05-31
    days on market $199,500 Active 124 DOM
50. 2026-05-30
    days on market $199,500 Active 123 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,816
• − Mortgage interest: −$10,082
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$10,200
• − Depreciation: −$5,236
• Taxable loss: −$5,752
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-1,771/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This waterfront condo is in excellent condition with a good condition score of 80. It offers a good ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow — Improves living space and visual appeal ↑
• Both Upgrading window treatments — Enhances privacy and energy efficiency ↑
• Both Adding smart home features — Improves convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Flour Bluff El F TX #1,462/4,322 Nat'l #19,009/41,679 Middle Flour Bluff J H C- TX #378/1,662 Nat'l #3,736/14,009 High Flour Bluff H S D TX #583/1,632 Nat'l #6,282/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 29,790
• Household income: $92,445
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 19% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 14% Tagalog/Filipino 2%

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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: ▼ -168.81%
• Current HPI: 193.902
• Rent YoY: ▼ -0.57%
• Metro: Corpus Christi, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+101.5% since first listed

14 events — show timeline

• 2026-04-05 Price Changed $199,500 CBMLS
• 2026-03-22 Price Changed $217,999 CBMLS
• 2026-02-19 Price Changed $224,999 CBMLS
• 2026-02-11 Price Changed $239,900 CBMLS
• 2026-01-27 Listed $245,000 CBMLS
• 2025-12-11 Price Changed $235,000 CBMLS
• 2025-12-02 Price Changed $249,000 CBMLS
• 2025-10-25 Price Changed $255,000 CBMLS
• 2025-09-26 Price Changed $264,999 CBMLS
• 2025-09-07 Price Changed $274,000 CBMLS
• 2025-08-11 Price Changed $284,999 CBMLS
• 2025-07-16 Price Changed $299,000 CBMLS
• 2025-06-27 Listed $314,900 CBMLS
• 1999-10-15 Listed $99,000 CBMLS