4645 Cheryl Dr · Corpus Christi, TX 78415

$133,900

2 bd · 1.0 ba · 921 sqft · SingleFamily public records · 50 Days on market

Built 1948 5,602 sqft lot $145/sqft · 8% below area Est $145k · 8% under

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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 +10.9/15.0
• Cash flow +10.8/30.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home. Just painted on the outside. Good home for first-time homebuyers. Outside storage building does not stay. Separate room outside has w/ d hook-ups.

Key facts

• 5,602 sq ft lot
• 2 parking spots
• Built 1948

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Carport; 2 parking spaces
• Security: Smoke detectors
• Utilities: Natural gas available; Electricity available (220V); Public water; Public sewer; Phone service available; Separate meters
• Home design: Single-story; Pillar/post/pier foundation; Shingle roof; Wood siding construction
• Construction: Built with wood siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Storage; Chain link fencing; Interior lot; Landscaped yard; City street frontage; Asphalt road surface

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Air filtration; Open floor plan; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-62 ($-740/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (9.6% below list).
• Recommended offer: $121k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k 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 50 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $121,082 (9.6% 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 50 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 9.2

CMA / ARV

• ARV (median comp): $144,818
• List price: $133,900
• Delta: -7.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4822 Dodd Dr	0.23mi	2/1.0	938 (+2%)	1mo	$139,500	$149	86
4649 Dodd Dr	0.05mi	3/1.0 (+1)	888 (-4%)	10mo	$187,000	$211	78
4849 Easter Dr	0.30mi	2/1.0	885 (-4%)	6mo	$79,900	$90	74
4638 Archer Dr	0.08mi	2/1.0	792 (-14%)	7mo	$49,900	$63	67
4805 Gabriel Dr	0.28mi	2/1.0	835 (-9%)	10mo	$105,000	$126	63
4622 Bluebelle Ln	0.47mi	3/1.0 (+1)	913 (-1%)	11mo	$147,000	$161	63
2126 Harvard St	0.71mi	2/1.0	912 (-1%)	4mo	$135,900	$149	62
4741 Franklin Dr	0.21mi	2/1.0	1,053 (+14%)	11mo	$179,900	$171	57
4462 Carlton St	0.23mi	3/1.0 (+1)	1,026 (+11%)	11mo	$117,500	$115	56
4621 Vestal St	0.44mi	3/1.0 (+1)	857 (-7%)	12mo	$99,900	$117	53
4514 Townsend St	0.54mi	2/1.0	850 (-8%)	11mo	$195,000	$229	53
4705 Kendall Dr	0.47mi	3/1.0 (+1)	1,036 (+12%)	0mo	$155,000	$150	52

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-26,370
• Equity at exit: $19,965

10-year hold

• IRR: -15.0%
• Equity multiple: 0.17×
• Total profit: $-31,042
• Equity at exit: $11,577

Cash invested: $37,492 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$702
• Tax from tax record: −$260 /mo · $3,122/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-62

Break-even live

Break-even rent $1,289

Max offer price $123,013

Occupancy floor —

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2534 Johanna St Unit 7 Corpus Christi, TX	1.0	1.0	600	$645	$1.07	21d	1	0.58mi
4326 Vestal St Corpus Christi, TX	3.0	1.0	984	$1,125	$1.14	14d	1	0.60mi
2122 Harvard St Corpus Christi, TX	2.0	1.0	858	$1,250	$1.46	14d	1	0.73mi
2709 Milo St Corpus Christi, TX	3.0	2.0	1122	$1,700	$1.52	14d	1	0.74mi
2106 Harvard St Corpus Christi, TX	3.0	1.0	912	$1,225	$1.34	44d	1	0.76mi
4625 Kostoryz Rd Unit 121 Corpus Christi, TX	1.0	1.0	540	$875	$1.62	44d	1	0.77mi
4625 Kostoryz Rd Unit 108 Corpus Christi, TX	2.0	1.0	720	$975	$1.35	44d	1	0.77mi
4322 Kostoryz Rd Corpus Christi, TX	2.0	1.5	1100	$1,259	$1.14	44d	1	1.04mi
1534 Lazy Ln Corpus Christi, TX	3.0	1.0	800	$1,195	$1.49	21d	1	1.10mi
1458 W Point Rd Corpus Christi, TX	2.0–3.0	1.0	777	$800	$1.03	14d	2	1.29mi
4822 Mokry Dr Corpus Christi, TX	2.0	1.0	903	$1,200	$1.33	21d	1	1.32mi
200 Clemmer St Unit A Corpus Christi, TX	3.0	1.0	950	$1,199	$1.26	44d	1	1.35mi
1402 Devon Dr Corpus Christi, TX	1.0	1.0	540	$795	$1.47	14d	1	1.36mi
4942 Anthony St Corpus Christi, TX	3.0	1.0	1014	$1,595	$1.57	14d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $133,900 Active 50 DOM
2. 2026-06-17
   days on market $133,900 Active 49 DOM
3. 2026-06-16
   days on market $133,900 Active 48 DOM
4. 2026-06-15
   days on market $133,900 Active 47 DOM
5. 2026-06-14
   days on market $133,900 Active 45 DOM
6. 2026-06-10
   days on market $133,900 Active 42 DOM
7. 2026-06-09
   days on market $133,900 Active 41 DOM
8. 2026-06-08
   days on market $133,900 Active 40 DOM
9. 2026-06-07
   days on market $133,900 Active 39 DOM
10. 2026-06-05
    days on market $133,900 Active 36 DOM
11. 2026-06-03
    days on market $133,900 Active 35 DOM
12. 2026-06-02
    days on market $133,900 Active 34 DOM
13. 2026-06-01
    days on market $133,900 Active 33 DOM
14. 2026-05-31
    days on market $133,900 Active 32 DOM
15. 2026-05-30
    days on market $133,900 Active 31 DOM
16. 2026-05-13
    price $133,900 1130-char remark
17. 2026-04-29
    listed $137,900 Active 1130-char remark
18. 2026-04-13
    price $137,900
19. 2026-03-11
    price $142,900
20. 2026-01-16
    price $144,900
21. 2025-12-16
    listed $149,900 Active
22. 2023-01-23
    soldstatus
23. 2022-08-02
    soldstatus
24. 2022-06-23
    soldstatus
25. 2009-08-26
    soldstatus
26. 2004-12-07
    soldstatus
27. 2004-11-29
    soldstatus

    Show marketing remark (157 chars)

    Cute home. Just painted on the outside. Good home for first-time homebuyers. Outside storage building does not stay. Separate room outside has w/ d hook-ups.

28. 2004-09-16
    listed $56,500

    Show marketing remark (157 chars)

    Cute home. Just painted on the outside. Good home for first-time homebuyers. Outside storage building does not stay. Separate room outside has w/ d hook-ups.

ⓘ 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: $3,122 · $260/mo
• Projected year-2 tax: $3,122 · $260/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 · 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: $14,530
• − Mortgage interest: −$7,500
• − Property taxes: −$3,122
• − Insurance: −$670
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,895
• Taxable loss: −$2,983
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $-24/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

+137.0% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $133,900 CBMLS
• 2026-04-29 Listed $137,900 CBMLS
• 2026-04-13 Price Changed $137,900 CBMLS
• 2026-03-11 Price Changed $142,900 CBMLS
• 2026-01-16 Price Changed $144,900 CBMLS
• 2025-12-16 Listed $149,900 CBMLS
• 2023-01-23 Sold (Public Records) — Public Records
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-06-23 Sold (Public Records) — Public Records
• 2009-08-26 Sold (Public Records) — Public Records
• 2004-12-07 Sold (Public Records) — Public Records
• 2004-11-29 Sold (MLS) — CBMLS
• 2004-09-16 Listed $56,500 CBMLS

Property tax history

+7.6%/yr

Latest (2025): $3,122 · +4.8% YoY. Source: county tax records.