2878 Westeros St · Corpus Christi, TX 78415

$278,999

3 bd · 2.0 ba · 1,634 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition Est $289k · at est.

---

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 +10.8/30.0
• ARV discount +9.1/15.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

Key facts

• Luxe owner's suite
• Covered patio
• En-suite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• ROOMY WALK-IN CLOSET

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $291,999

Exterior

• Home design: Single-family home, Carmel plan; Active listing
• Construction: 1,634 living area (new construction spec)
• Exterior features: Located at 2878 Westeros St, Corpus Christi, TX 78415

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new-construction Carmel plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (18.2% below list).
• Recommended offer: $228k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• London ISD (rural): math 65% / reading 62% proficiency, ranked #13 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: London El (346 students, 20% FRL); London Middle (math 70% / reading 63%, grade A-, #89 of 1,662 statewide, top 5%, 393 students, 14% FRL); London H S (math 62% / reading 77%, grade B, #119 of 1,632 statewide, top 9%, 507 students, 18% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 434 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $2,282/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 32 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,180 (18.2% 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 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $289,218
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2766 Westeros St	0.02mi	4/2.0 (+1)	1,667 (+2%)	1mo	$267,999	$161	90
1314 Lady Yoli St	0.04mi	4/2.0 (+1)	1,667 (+2%)	1mo	$254,999	$153	89
2730 Westeros St	0.10mi	3/2.0	1,474 (-10%)	1mo	$240,999	$164	78
2606 Westeros St	0.42mi	3/2.0	1,595 (-2%)	1mo	$329,990	$207	76
2717 Eltonne Gardens Dr	0.15mi	4/2.0 (+1)	1,761 (+8%)	1mo	$265,100	$151	74
1309 Connie Scott Dr	0.25mi	4/2.0 (+1)	1,783 (+9%)	1mo	$331,065	$186	67
1281 Carnaby St	0.47mi	3/2.0	1,519 (-7%)	1mo	$269,000	$177	66
1339 Grey Worm Dr	0.15mi	4/2.0 (+1)	1,850 (+13%)	1mo	$268,999	$145	65
2705 Eltonne Gardens Dr	0.17mi	4/2.0 (+1)	1,855 (+14%)	1mo	$280,000	$151	64
2618 Westeros St	0.38mi	3/2.0	1,829 (+12%)	1mo	$360,000	$197	62
1258 Breebry Dr	0.53mi	3/2.0	1,484 (-9%)	1mo	$265,000	$179	59
1213 Breebry Dr	0.65mi	3/2.0	1,413 (-14%)	1mo	$265,000	$188	47

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-54,718
• Equity at exit: $41,600

10-year hold

• IRR: -14.8%
• Equity multiple: 0.18×
• Total profit: $-64,075
• Equity at exit: $24,123

Cash invested: $78,120 (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 78415

• Rents YoY: 2.3%
• Active inventory: 434
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-125

Break-even live

Break-even rent $2,441

Max offer price $260,842

Occupancy floor —

Sensitivity live

Price	-10% $67	-5% $-29	+0% $-125	+5% $-222	+10% $-318
Rent	-10% $-306	-5% $-216	+0% $-125	+5% $-35	+10% $55
Rate	-1.0pp $15	-0.5pp $-55	base $-125	+0.5pp $-198	+1.0pp $-271

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2826 Westeros St Corpus Christi, TX	4.0	3.0	2016	$2,550	$1.26	15d	1	0.01mi
2749 Eltonne Gardens Dr Corpus Christi, TX	4.0	2.0	1894	$2,295	$1.21	15d	1	0.11mi
2741 Eltonne Gardens Dr Corpus Christi, TX	4.0	2.0	1893	$2,500	$1.32	45d	1	0.11mi
2726 Winterfell St Corpus Christi, TX	3.0	2.0	1217	$1,900	$1.56	15d	1	0.17mi
2714 Martell St Corpus Christi, TX	3.0	2.0	1214	$1,950	$1.61	23d	1	0.22mi
2678 Lady Andrea Dr Corpus Christi, TX	4.0	2.0	1780	$3,000	$1.69	15d	1	0.39mi
1269 Thames Chase Dr Corpus Christi, TX	3.0	2.0	1585	$2,350	$1.48	15d	1	0.47mi
1258 Breebry Dr Corpus Christi, TX	3.0	2.0	1484	$2,195	$1.48	15d	1	0.53mi
1405 Irigoyen Ct Corpus Christi, TX	4.0	2.0	2065	$2,800	$1.36	15d	1	0.56mi
1205 Carnaby St Corpus Christi, TX	4.0	2.0	1689	$2,600	$1.54	45d	1	0.64mi

Listing history 16 events

1. 2026-06-21
   days on market $278,999 Active 32 DOM
2. 2026-06-18
   days on market $278,999 Active 29 DOM
3. 2026-06-17
   days on market $278,999 Active 28 DOM
4. 2026-06-16
   pricedays on market $278,999 Active 27 DOM
5. 2026-06-15
   days on market $275,999 Active 26 DOM
6. 2026-06-14
   days on market $275,999 Active 24 DOM
7. 2026-06-13
   days on market $275,999 Active 23 DOM
8. 2026-06-10
   days on market $275,999 Active 21 DOM
9. 2026-06-09
   days on market $275,999 Active 20 DOM
10. 2026-06-08
    days on market $275,999 Active 19 DOM
11. 2026-06-07
    pricedays on market $275,999 Active 18 DOM
12. 2026-06-03
    days on market $276,999 Active 14 DOM
13. 2026-06-02
    days on market $276,999 Active 13 DOM
14. 2026-06-01
    days on market $276,999 Active 12 DOM
15. 2026-05-31
    days on market $276,999 Active 11 DOM
16. 2026-05-30
    days on market $276,999 Active 10 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: $27,382
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$8,116
• Taxable loss: −$6,324
• Est. tax savings @ 24.0%: +$1,518
• After-tax cash flow: $12/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

This single-level home offers a good condition with a modern and open-concept floor plan, suitable for both resale and rental purposes. Minor cosmetic updates can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: London ISD
• NCES district ID: 4827990
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 62% ▬ 0.00%
• Median HH income: $123,503
• Composite: 61.03/100
• National rank: #796
• State rank: #13 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): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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