5742 Crestmore Dr · Corpus Christi, TX 78415

$330,000

6 bd · 6.0 ba · 3,536 sqft · MultiFamily public records · 37 Days on market

Built 1980

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Multi-Family Investment Opportunity: Corpus Christi 4 Units | Strong Rental Potential | Versatile Layout Investors and entrepreneurs, take notice! This is a standout opportunity to acquire a high-potential multi-family property in the heart of Corpus Christi. Perfectly configured for consistent cash flow or a "house-hack" lifestyle, this fourplex offers a balanced unit mix to attract a wide range of tenants. Property Configuration The property features four total units, designed with modern living and spaciousness in mind: Two Large Units: Feature a comfortable 2-bedroom, 2-bathroom layout, ideal for small families or professional roommates. Two Efficient Units: Feature a 1-bedroom, 1-bathroom layout, perfect for individuals seeking privacy and affordability. Investment Highlights Diverse Unit Mix: Cater to multiple segments of the rental market simultaneously. Prime Location: Situated in the growing Corpus Christi market, known for its steady demand and coastal appeal. Value-Add Potential: Whether you are looking for a turnkey addition to your portfolio or a property to optimize and increase equity, this multi-family asset is ready for its next chapter. Opportunity Awaits: Properties with this specific unit configuration in Corpus Christi are in high demand. Don't miss your chance to secure a cornerstone asset in a thriving Texas community.

Key facts

• Built 1980
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 1980
• Exterior features: Located in the South Side subdivision

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive. Per door: $421/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents rising (+2.3%/yr); 417 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $4,254/mo this rent would consume 93% 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 $10k 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 37 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago 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.
• Current owner paid $92k; list at $330k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,563
• Equity at exit: $49,204

10-year hold

• IRR: 8.2%
• Equity multiple: 1.61×
• Total profit: $55,931
• Equity at exit: $28,532

Cash invested: $92,400 (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: 417
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $4,254 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$651 /mo · $7,814/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $841

Break-even live

Break-even rent $3,189

Max offer price $330,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$4,254
Total (2 units)			$4,254

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $330,000 Active 37 DOM
2. 2026-06-17
   days on market $330,000 Active 36 DOM
3. 2026-06-16
   days on market $330,000 Active 35 DOM
4. 2026-06-15
   days on market $330,000 Active 34 DOM
5. 2026-06-14
   days on market $330,000 Active 32 DOM
6. 2026-06-10
   days on market $330,000 Active 29 DOM
7. 2026-06-09
   days on market $330,000 Active 28 DOM
8. 2026-06-08
   days on market $330,000 Active 27 DOM
9. 2026-06-07
   days on market $330,000 Active 26 DOM
10. 2026-06-05
    days on market $330,000 Active 23 DOM
11. 2026-06-03
    days on market $330,000 Active 22 DOM
12. 2026-06-02
    days on market $330,000 Active 21 DOM
13. 2026-06-01
    days on market $330,000 Active 20 DOM
14. 2026-05-31
    days on market $330,000 Active 19 DOM
15. 2026-05-30
    days on market $330,000 Active 18 DOM
16. 2026-05-12
    listed $330,000 Active 246-char remark
17. 2026-04-24
    listed $330,000 Active 1381-char remark

    Show marketing remark (1381 chars)

    Prime Multi-Family Investment Opportunity: Corpus Christi 4 Units | Strong Rental Potential | Versatile Layout Investors and entrepreneurs, take notice! This is a standout opportunity to acquire a high-potential multi-family property in the heart of Corpus Christi. Perfectly configured for consistent cash flow or a "house-hack" lifestyle, this fourplex offers a balanced unit mix to attract a wide range of tenants. Property Configuration The property features four total units, designed with modern living and spaciousness in mind: Two Large Units: Feature a comfortable 2-bedroom, 2-bathroom layout, ideal for small families or professional roommates. Two Efficient Units: Feature a 1-bedroom, 1-bathroom layout, perfect for individuals seeking privacy and affordability. Investment Highlights Diverse Unit Mix: Cater to multiple segments of the rental market simultaneously. Prime Location: Situated in the growing Corpus Christi market, known for its steady demand and coastal appeal. Value-Add Potential: Whether you are looking for a turnkey addition to your portfolio or a property to optimize and increase equity, this multi-family asset is ready for its next chapter. Opportunity Awaits: Properties with this specific unit configuration in Corpus Christi are in high demand. Don't miss your chance to secure a cornerstone asset in a thriving Texas community.

18. 1996-06-15
    soldstatus

    Show marketing remark (246 chars)

    NO SPECIAL FINANCING-ADENDUMS REQUIRED LOCKBOX ON UNIT 44 HAS ALL KEYS. THIS IS A CORPORATE PROPERTY AND WE STRONGLY URGE ANY PROPSECTIVE BUYER TO OBTAIN INDEPENDENT INSPECTIONS, AS WE HAVE NOT OCCUPIED THE PROPERTY AND ARE NOT AWARE OF PROBLEMS.

19. 1996-06-15
    soldstatus $92,000

    Show marketing remark (246 chars)

    NO SPECIAL FINANCING-ADENDUMS REQUIRED LOCKBOX ON UNIT 44 HAS ALL KEYS. THIS IS A CORPORATE PROPERTY AND WE STRONGLY URGE ANY PROPSECTIVE BUYER TO OBTAIN INDEPENDENT INSPECTIONS, AS WE HAVE NOT OCCUPIED THE PROPERTY AND ARE NOT AWARE OF PROBLEMS.

20. 1995-09-03
    listed $109,900

    Show marketing remark (246 chars)

    NO SPECIAL FINANCING-ADENDUMS REQUIRED LOCKBOX ON UNIT 44 HAS ALL KEYS. THIS IS A CORPORATE PROPERTY AND WE STRONGLY URGE ANY PROPSECTIVE BUYER TO OBTAIN INDEPENDENT INSPECTIONS, AS WE HAVE NOT OCCUPIED THE PROPERTY AND ARE NOT AWARE OF PROBLEMS.

ⓘ 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: $7,814 · $651/mo
• Projected year-2 tax: $7,814 · $651/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $51,048
• − Mortgage interest: −$18,485
• − Property taxes: −$7,814
• − Insurance: −$1,650
• − Repairs & maintenance: −$4,084
• − Management: −$4,084
• − Depreciation: −$9,600
• Taxable income: $5,331
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $8,818/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): 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

Price history

+200.3% since first listed

5 events — show timeline

• 2026-05-12 Listed $330,000 FSBO.com
• 2026-04-24 Listed $330,000 FSBO.com
• 1996-06-15 Sold (Public Records) $92,000 Public Records
• 1996-06-15 Sold (MLS) — CBMLS
• 1995-09-03 Listed $109,900 CBMLS

Property tax history

+8.5%/yr

Latest (2025): $7,814 · +22.1% YoY. Source: county tax records.