4413 N Cornelia · Corpus Christi, TX 78408

$78,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 165 Days on market

Built 1948 Average condition 7,200 sqft lot $69/sqft · 41% below area Est $134k · 41% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• Livability +3.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome home to WESTCHESTER PLACE subdivision. This three-bedroom two bath home has a lot to offer with a functional layout, spacious living and dining areas. Kitchen has ample storage with large sized bedrooms. This area holds strong rental demand and can be used as a long-term rental or for owner occupants ready to make the home their own. Grab your favorite Realtor and come check this one out!!!

Key facts

• 7,200 sq ft lot
• Built 1948
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

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); Roy Miller H S And Metro School of Design (math 24% / reading 32%, grade F, #1,170 of 1,632 statewide, top 72%, 1,538 students, 88% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 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: 48 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k of equity ($545 loan paydown + $7k appreciation (8.5% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $40k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 1.94% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.57%
• DSCR: 2.49
• GRM: 4.3

CMA / ARV

• ARV (median comp): $133,937
• List price: $78,900
• Delta: -41.09%
• 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
754 Avondale Dr	0.05mi	2/1.0 (-1)	1,166 (+2%)	5mo	$116,000	$99	80
937 Nandina Dr	0.56mi	4/2.0 (+1)	1,111 (-2%)	2mo	$149,500	$135	63
357 W Saxet Dr	0.51mi	3/1.0	1,128 (-1%)	13mo	$188,900	$167	60
329 Garfield Dr	0.51mi	3/2.0	1,100 (-4%)	14mo	$94,900	$86	58
341 W Saxet Dr	0.55mi	2/1.0 (-1)	1,156 (+1%)	7mo	$142,500	$123	58
3740 Brooks Dr	0.47mi	3/1.0	1,244 (+9%)	8mo	$159,900	$129	52
1018 Gardenia Dr	0.71mi	3/2.0	1,188 (+4%)	14mo	$149,900	$126	48
921 Nandina Dr	0.54mi	3/1.0	1,057 (-7%)	14mo	$72,000	$68	47
444 Dixon Dr	0.55mi	2/1.0 (-1)	1,052 (-8%)	10mo	$134,500	$128	44
1018 Ligustrum Dr	0.66mi	3/2.0	1,240 (+9%)	13mo	$55,000	$44	44
3214 Buddy Lawrence Dr	0.69mi	3/2.0	1,288 (+13%)	3mo	$199,000	$155	43
3709 S Saxet Dr	0.73mi	3/2.0	1,246 (+9%)	11mo	$134,900	$108	42

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

Projected returns pro-forma

8.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 4.37×
• Total profit: $74,396
• Equity at exit: $62,580

10-year hold

• IRR: 42.7%
• Equity multiple: 9.46×
• Total profit: $186,888
• Equity at exit: $126,824

Cash invested: $22,092 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 2 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $104,900 ($104/sqft)
• Median days on market: 41 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +13.3% above current asking $/sqft

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

ZIP-level market 78408

• Home prices YoY: 6.8%
• Active inventory: 48
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$414
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $618

Break-even live

Break-even rent $750

Max offer price $78,900

Occupancy floor 55%

Sensitivity live

Price	-10% $663	-5% $640	+0% $618	+5% $596	+10% $573
Rent	-10% $497	-5% $557	+0% $618	+5% $679	+10% $739
Rate	-1.0pp $658	-0.5pp $638	base $618	+0.5pp $598	+1.0pp $577

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: $19,725
• Closing costs: $2,367
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4505 Up River Rd Corpus Christi, TX	2.0	1.0	966	$1,450	$1.50	62d	1	0.11mi
3762 Up River Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	855	$1,199	$1.40	62d	6	0.43mi
2726 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1300	$2,095	$1.61	93d	1	0.54mi
2706 Grace Dr Unit A Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	93d	1	0.54mi
3302 Up River Rd Corpus Christi, TX	2.0	1.0	710	$699	$0.98	62d	1	0.94mi

Listing history 50 events

1. 2026-08-08
   days on market $78,900 Active 165 DOM
2. 2026-08-07
   days on market $78,900 Active 164 DOM
3. 2026-08-06
   days on market $78,900 Active 163 DOM
4. 2026-08-05
   days on market $78,900 Active 162 DOM
5. 2026-08-04
   days on market $78,900 Active 161 DOM
6. 2026-08-03
   days on market $78,900 Active 160 DOM
7. 2026-07-31
   days on market $78,900 Active 157 DOM
8. 2026-07-29
   days on market $78,900 Active 155 DOM
9. 2026-07-27
   days on market $78,900 Active 153 DOM
10. 2026-07-25
    days on market $78,900 Active 151 DOM
11. 2026-07-24
    days on market $78,900 Active 150 DOM
12. 2026-07-23
    days on market $78,900 Active 149 DOM
13. 2026-07-22
    days on market $78,900 Active 148 DOM
14. 2026-07-21
    pricedays on market $78,900 Active 147 DOM
15. 2026-07-18
    days on market $88,900 Active 144 DOM
16. 2026-07-16
    days on market $88,900 Active 142 DOM
17. 2026-07-16
    days on market $88,900 Active 141 DOM
18. 2026-07-14
    days on market $88,900 Active 140 DOM
19. 2026-07-13
    days on market $88,900 Active 139 DOM
20. 2026-07-12
    days on market $88,900 Active 138 DOM
21. 2026-07-11
    days on market $88,900 Active 137 DOM
22. 2026-07-10
    days on market $88,900 Active 136 DOM
23. 2026-07-09
    days on market $88,900 Active 135 DOM
24. 2026-07-08
    days on market $88,900 Active 134 DOM
25. 2026-07-07
    days on market $88,900 Active 133 DOM
26. 2026-07-06
    days on market $88,900 Active 132 DOM
27. 2026-07-05
    days on market $88,900 Active 131 DOM
28. 2026-07-04
    days on market $88,900 Active 130 DOM
29. 2026-07-03
    days on market $88,900 Active 129 DOM
30. 2026-07-02
    days on market $88,900 Active 128 DOM
31. 2026-07-01
    days on market $88,900 Active 127 DOM
32. 2026-06-30
    days on market $88,900 Active 126 DOM
33. 2026-06-29
    days on market $88,900 Active 125 DOM
34. 2026-06-28
    days on market $88,900 Active 124 DOM
35. 2026-06-28
    days on market $88,900 Active 123 DOM
36. 2026-06-27
    days on market $88,900 Active 122 DOM
37. 2026-06-25
    days on market $88,900 Active 120 DOM
38. 2026-06-23
    days on market $88,900 Active 118 DOM
39. 2026-06-21
    days on market $88,900 Active 117 DOM
40. 2026-06-18
    days on market $88,900 Active 114 DOM
41. 2026-06-17
    days on market $88,900 Active 113 DOM
42. 2026-06-16
    days on market $88,900 Active 112 DOM
43. 2026-06-15
    pricedays on market $88,900 Active 111 DOM
44. 2026-06-14
    days on market $93,900 Active 109 DOM
45. 2026-06-10
    days on market $93,900 Active 106 DOM
46. 2026-06-09
    days on market $93,900 Active 105 DOM
47. 2026-06-08
    days on market $93,900 Active 104 DOM
48. 2026-06-07
    days on market $93,900 Active 103 DOM
49. 2026-06-05
    days on market $93,900 Active 100 DOM
50. 2026-06-03
    days on market $93,900 Active 99 DOM

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,753 · $146/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $18,391
• − Mortgage interest: −$4,420
• − Property taxes: −$1,753
• − Insurance: −$394
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$2,295
• Taxable income: $6,586
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $5,836/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 · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $5,700–$17,100 screening

This home is in average condition with some cosmetic updates needed, such as fresh paint and landscaping, to enhance its resale and rental value.

Repairs flagged

• Major Paint — Paint is faded and needs touch-up
• Minor Landscaping — Basic landscaping could be improved

Value-add opportunities

• Resale Paint touch-up — Fresh paint enhances curb appeal and home value ↑
• Rental Landscaping — Improved landscaping can attract renters and increase rental value ↑

ⓘ 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 22/100

Zoned Schools

Elementary Gibson El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Driscoll Middle F TX #1,445/1,662 Nat'l #11,801/14,009 High Roy Miller H S And Metro School Of Design F TX #1,170/1,632 Nat'l #11,740/17,239

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

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 9,631
• Household income: $43,096
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 11% 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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 39% White 8% Black 7%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 53% Vietnamese 1%

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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: ▲ 8.49%
• Current HPI: 132.544
• Rent YoY: —
• Metro: —
• 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

+56.8% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $93,900 CBMLS
• 2026-03-30 Price Changed $108,900 CBMLS
• 2026-02-24 Listed $118,900 CBMLS
• 2025-05-27 Listed $139,000 CBMLS
• 2024-09-29 Rental Removed $1,450 CBMLS
• 2024-07-03 Listed for Rent $1,450 CBMLS
• 2018-11-09 Delisted — CBMLS
• 2018-11-08 Sold (Public Records) — Public Records
• 2018-11-08 Sold (MLS) — CBMLS
• 2018-10-21 Pending — CBMLS
• 2018-10-10 Contingent — CBMLS
• 2018-09-19 Listed $59,900 CBMLS

Property tax history

+5.2%/yr

Latest (2025): $1,753 · +22.1% YoY. Source: county tax records.