11209 Willowood Creek Dr Unit C · Corpus Christi, TX 78410

$140,500

2 bd · 2.5 ba · 1,253 sqft · Townhouse · 34 Days on market

Built 1985 Fair condition 3,206 sqft lot Est $180k · 22% under ↓ 14% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property or a great place to call home. 2 bedrooms, 2 and half baths and a 2 car garage. Large living room with high ceilings. Open kitchen with dishwasher, stove and microwave. 2 large bedrooms upstairs and each bedroom has its own full bath. 1/2 bath downstairs in the entryway. The townhome has a big side yard to add a patio, gazebo, etc.

Key facts

• Side fenced yard
• Outdoor seating
• Corner-unit townhome

Tags

• CORNER-UNIT TOWNHOME
• WOOD-BURNING FIREPLACE
• SIDE FENCED YARD
• OUTDOOR SEATING
• SMALL GARDEN
• 2-CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Rear/side/off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Utilities available
• Home design: 2-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a 2-story structure
• Exterior features: Open patio; Wood fence; Interior lot

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Wood-burning fireplace; Vinyl flooring; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Calallen ISD (urban): math 42% / reading 44% proficiency, ranked #249 of 826 in TX (top 30%) — 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $971 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 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,285 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $180,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11201 Willowood Creek Unit B Dr	0.03mi	2/2.5	1,253 (0%)	11mo	$180,000	$144	90
11205 Willowood Creek Dr Unit C	0.01mi	2/2.5	1,230 (-2%)	14mo	$152,500	$124	84

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-9,197
• Equity at exit: $20,949

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $5,283
• Equity at exit: $12,148

Cash invested: $39,340 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$737
• Tax est. 1.5%: −$176 /mo · $2,108/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $237

Break-even live

Break-even rent $1,229

Max offer price $140,500

Occupancy floor 80%

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: $35,125
• Closing costs: $4,215
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	43d	1	0.02mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	13d	1	0.03mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	21d	1	0.51mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	43d	1	0.89mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	13d	1	0.95mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	13d	1	0.97mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	13d	1	1.09mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,010	$1.39	13d	5	1.21mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	43d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $140,500 Active 34 DOM
2. 2026-06-17
   days on market $140,500 Active 33 DOM
3. 2026-06-16
   days on market $140,500 Active 32 DOM
4. 2026-06-15
   days on market $140,500 Active 31 DOM
5. 2026-06-14
   days on market $140,500 Active 29 DOM
6. 2026-06-13
   days on market $140,500 Active 28 DOM
7. 2026-06-10
   days on market $140,500 Active 26 DOM
8. 2026-06-09
   days on market $140,500 Active 25 DOM
9. 2026-06-08
   days on market $140,500 Active 24 DOM
10. 2026-06-07
    remarks 599-char remark
11. 2026-06-07
    listed $140,500 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 24 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: $18,350
• − Mortgage interest: −$7,870
• − Property taxes: −$2,108
• − Insurance: −$702
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,087
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,690/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

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen backsplash, bathroom fixtures, and exterior paint. With these updates, the property can be transformed into a move-in-ready home with increased resale and rental potential.

Repairs flagged

• Major kitchen backsplash — dated and worn
• Major bathroom fixtures — dated and worn
• Moderate exterior paint — brick exterior needs touch-up

Value-add opportunities

• Resale new kitchen backsplash — modernizes kitchen and adds value
• Resale new bathroom fixtures — modernizes bathrooms and adds value
• Resale exterior paint — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior paint · brick exterior needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale new kitchen backsplash — modernizes kitchen and adds value ↑
• Resale new bathroom fixtures — modernizes bathrooms and adds value ↑
• Resale exterior paint — enhances curb appeal and adds 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: Calallen ISD
• NCES district ID: 4812420
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $73,780
• Composite: 39.25/100
• National rank: #4004
• State rank: #249 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

-14.1% since first listed

7 events — show timeline

• 2026-05-15 Listed $140,500 CBMLS
• 2023-09-08 Sold (MLS) — CBMLS
• 2023-08-08 Pending — CBMLS
• 2023-08-01 Contingent — CBMLS
• 2023-06-13 Price Changed $145,000 CBMLS
• 2023-04-08 Price Changed $155,000 CBMLS
• 2023-03-07 Listed $163,500 CBMLS