10518 Pioneer Dr · Corpus Christi, TX 78410

$180,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 47 Days on market

Built 1988 7,480 sqft lot $118/sqft · 19% below area Est $222k · 19% under ↓ 18% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD owned property. Case #495-704555. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing & funding. Charming single story home in an established neighborhood with mature trees and inviting curb appeal. Inside, enjoy a spacious living room with vaulted ceiling and fireplace, plus an eat-in kitchen. Step outside to a covered patio overlooking the backyard, complete with a tack room and 2 car garage for added convenience.

Key facts

• Single story home
• Covered patio
• Tack room

Tags

• SINGLE STORY HOME
• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• COVERED PATIO
• TACK ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Tuloso-Midway ISD (urban): math 33% / reading 46% proficiency, ranked #408 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 7.8

CMA / ARV

• ARV (median comp): $221,681
• List price: $180,000
• Delta: -18.80%
• 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
10522 Pioneer Dr	0.01mi	4/2.0 (+1)	1,580 (+4%)	3mo	$244,900	$155	86
2805 Tumbleweed Dr	0.29mi	3/2.0	1,442 (-6%)	2mo	$249,000	$173	75
10761 Emmord	0.41mi	3/1.5	1,566 (+3%)	1mo	$159,500	$102	74
3117 Wood Creek Dr	0.49mi	3/2.0	1,501 (-2%)	4mo	$279,900	$186	71
10506 Hemlock	0.22mi	4/2.0 (+1)	1,413 (-7%)	4mo	$219,900	$156	69
3222 Shallow Creek Dr	0.58mi	3/2.0	1,506 (-1%)	3mo	$275,000	$183	68
2616 Deer St	0.51mi	3/1.0	1,564 (+2%)	4mo	$149,900	$96	65
3005 Astros Way	0.63mi	3/2.0	1,461 (-4%)	4mo	$265,000	$181	60
3117 Creek Side Dr	0.46mi	3/2.0	1,361 (-11%)	1mo	$280,000	$206	60
3338 Wood Creek Dr	0.72mi	3/2.0	1,469 (-4%)	1mo	$265,000	$180	59
10245 Kingsbury Dr	0.52mi	4/2.0 (+1)	1,631 (+7%)	5mo	$59,500	$36	55
4330 Heizer Dr	0.50mi	4/2.0 (+1)	1,672 (+10%)	4mo	$339,900	$203	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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-25,181
• Equity at exit: $26,839

10-year hold

• IRR: -7.1%
• Equity multiple: 0.57×
• Total profit: $-21,754
• Equity at exit: $15,563

Cash invested: $50,400 (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 78410

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$944
• Tax from tax record: −$418 /mo · $5,021/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $91

Break-even live

Break-even rent $1,819

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $193	-5% $142	+0% $91	+5% $40	+10% $-11
Rent	-10% $-62	-5% $15	+0% $91	+5% $168	+10% $244
Rate	-1.0pp $182	-0.5pp $137	base $91	+0.5pp $44	+1.0pp $-3

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	14d	5	0.46mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	44d	1	0.55mi
10733 Timbergrove Ln Corpus Christi, TX	4.0	3.0	1971	$2,650	$1.34	14d	1	0.59mi
3033 Astros Way Corpus Christi, TX	3.0	2.0	1583	$2,300	$1.45	14d	1	0.67mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,875	$2.14	14d	20	0.74mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	857	$18,115	$21.13	44d	1	0.74mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	14d	1	0.79mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	14d	1	0.97mi
10834 Ashley Dr Corpus Christi, TX	3.0	2.5	1893	$2,350	$1.24	21d	1	1.16mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	44d	1	1.24mi
10830 Silverton Dr Corpus Christi, TX	3.0	2.0	1641	$1,900	$1.16	44d	1	1.26mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	14d	1	1.28mi

Listing history 7 events

1. 2026-05-18
   status Pending 508-char remark

   Show marketing remark (508 chars)

   HUD owned property. Case #495-704555. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing & funding. Charming single story home in an established neighborhood with mature trees and inviting curb appeal. Inside, enjoy a spacious living room with vaulted ceiling and fireplace, plus an eat-in kitchen. Step outside to a covered patio overlooking the backyard, complete with a tack room and 2 car garage for added convenience.

2. 2026-05-16
   status Active 508-char remark

   Show marketing remark (508 chars)

   HUD owned property. Case #495-704555. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing & funding. Charming single story home in an established neighborhood with mature trees and inviting curb appeal. Inside, enjoy a spacious living room with vaulted ceiling and fireplace, plus an eat-in kitchen. Step outside to a covered patio overlooking the backyard, complete with a tack room and 2 car garage for added convenience.

3. 2026-05-11
   status Pending 508-char remark

   Show marketing remark (508 chars)

   HUD owned property. Case #495-704555. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing & funding. Charming single story home in an established neighborhood with mature trees and inviting curb appeal. Inside, enjoy a spacious living room with vaulted ceiling and fireplace, plus an eat-in kitchen. Step outside to a covered patio overlooking the backyard, complete with a tack room and 2 car garage for added convenience.

4. 2026-03-27
   listed $180,000 Active 508-char remark

   Show marketing remark (508 chars)

   HUD owned property. Case #495-704555. HUD properties are sold As-Is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing & funding. Charming single story home in an established neighborhood with mature trees and inviting curb appeal. Inside, enjoy a spacious living room with vaulted ceiling and fireplace, plus an eat-in kitchen. Step outside to a covered patio overlooking the backyard, complete with a tack room and 2 car garage for added convenience.

5. 2024-07-10
   price $199,999
6. 2024-05-21
   price $210,000
7. 2024-03-20
   listed $220,000 Active

ⓘ 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: $5,021 · $418/mo
• Projected year-2 tax: $5,021 · $418/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $23,218
• − Mortgage interest: −$10,083
• − Property taxes: −$5,021
• − Insurance: −$900
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$5,236
• Taxable loss: −$1,737
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $1,511/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: Tuloso-Midway ISD
• NCES district ID: 4843350
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $53,078
• Composite: 34.33/100
• National rank: #5235
• State rank: #408 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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

-18.2% since first listed

7 events — show timeline

• 2026-05-18 Pending — CBMLS
• 2026-05-16 Relisted — CBMLS
• 2026-05-11 Pending — CBMLS
• 2026-03-27 Listed $180,000 CBMLS
• 2024-07-10 Price Changed $199,999 CBMLS
• 2024-05-21 Price Changed $210,000 CBMLS
• 2024-03-20 Listed $220,000 CBMLS

Property tax history

+2.7%/yr

Latest (2025): $5,021 · +10.9% YoY. Source: county tax records.