2109 Shirley Dr · Corpus Christi, TX 78416

$80,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 34 Days on market

Built 1954 0.31 ac lot $94/sqft · 35% below area Est $123k · 35% 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 +7.2/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a quiet Cul de Sac in the heart of Corpus Christi, this charming older home sits on a spacious lot with plenty of potential. The Property offers a rare opportunity to create something truly special, whether your an investor, a DIY enthusiast or someone looking to customize a home to your own style.

Key facts

• Rare opportunity
• Cul de sac
• Spacious lot

Tags

• CUL DE SAC
• SPACIOUS LOT
• RARE OPPORTUNITY

Property features AI

Exterior

• Parking: Carport; Concrete parking surface
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story; Pillar/post/pier foundation; Wood siding exterior
• Construction: Wood siding construction
• Exterior features: Wood fence; Property on a cul‑de‑sac; All‑weather road frontage

Interior

• Kitchen: Free‑standing range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: No notable interior features reported

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (7.0% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $74k (7.0% below list) — sets the bar for cash-flow.
• Cap rate 12.2% 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: 45 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 37% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,404 (7.0% 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 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.15%
• DSCR: 1.94
• GRM: 5.0

CMA / ARV

• ARV (median comp): $122,928
• List price: $80,000
• Delta: -34.92%
• 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
4621 Vestal St	0.29mi	3/1.0	857 (+1%)	12mo	$99,900	$117	75
1713 Karen	0.44mi	3/1.0	880 (+4%)	10mo	$99,000	$113	66
2126 Harvard St	0.29mi	2/1.0 (-1)	912 (+7%)	5mo	$135,900	$149	66
4622 Bluebelle Ln	0.28mi	3/1.0	913 (+7%)	11mo	$147,000	$161	66
4630 Bluebelle	0.30mi	3/1.0	924 (+9%)	14mo	$129,900	$141	60
2025 Yale St	0.38mi	3/1.5	960 (+13%)	1mo	$89,900	$94	58
4649 Dodd Dr	0.70mi	3/1.0	888 (+4%)	10mo	$187,000	$211	52
4638 Archer Dr	0.57mi	2/1.0 (-1)	792 (-7%)	7mo	$49,900	$63	51
1918 Yale St	0.44mi	3/1.0	940 (+11%)	16mo	$164,900	$175	48
4913 Dubose St	0.67mi	3/1.0	940 (+11%)	8mo	$159,400	$170	44
4414 Carlton St	0.57mi	2/1.5 (-1)	916 (+8%)	16mo	$150,000	$164	41
4402 Naples St	0.67mi	2/1.0 (-1)	760 (-11%)	13mo	$159,900	$210	35

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

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.62×
• Total profit: $13,964
• Equity at exit: $42,346

10-year hold

• IRR: 11.9%
• Equity multiple: 3.06×
• Total profit: $46,072
• Equity at exit: $70,725

Cash invested: $22,400 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 45
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$420
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-32

Break-even live

Break-even rent $1,383

Max offer price $74,404

Occupancy floor 97%

Sensitivity live

Price	-10% $14	-5% $-9	+0% $-32	+5% $-54	+10% $-77
Rent	-10% $-138	-5% $-85	+0% $-32	+5% $21	+10% $74
Rate	-1.0pp $9	-0.5pp $-11	base $-32	+0.5pp $-52	+1.0pp $-73

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	15d	1	0.21mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	45d	1	0.26mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	15d	1	0.27mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$980	$1.26	15d	2	0.75mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	45d	1	1.19mi
3150 Elgin St Corpus Christi, TX	2.0	1.0	616	$925	$1.50	45d	1	1.24mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	15d	1	1.30mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	22d	1	1.33mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	45d	1	1.38mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	45d	1	1.49mi

Listing history 13 events

1. 2026-06-15
   statusdays on market $80,000 Pending 34 DOM
2. 2026-06-14
   days on market $80,000 Active 33 DOM
3. 2026-06-10
   days on market $80,000 Active 30 DOM
4. 2026-06-09
   days on market $80,000 Active 29 DOM
5. 2026-06-08
   days on market $80,000 Active 28 DOM
6. 2026-06-07
   days on market $80,000 Active 27 DOM
7. 2026-06-05
   days on market $80,000 Active 24 DOM
8. 2026-06-03
   days on market $80,000 Active 23 DOM
9. 2026-06-02
   days on market $80,000 Active 22 DOM
10. 2026-06-01
    days on market $80,000 Active 21 DOM
11. 2026-05-31
    days on market $80,000 Active 20 DOM
12. 2026-05-30
    days on market $80,000 Active 19 DOM
13. 2026-05-06
    listed $80,000 Active 314-char remark

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 AE · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $16,115
• − Mortgage interest: −$4,481
• − Property taxes: −$2,558
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,327
• Taxable loss: −$1,349
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $-57/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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

2 events — show timeline

• 2026-06-14 Pending — CBMLS
• 2026-05-06 Listed $80,000 CBMLS

Property tax history

+5.4%/yr

Latest (2025): $2,558 · +2.0% YoY. Source: county tax records.