Lakeway Plan · Corpus Christi, TX 78380

$344,900

4 bd · 3.0 ba · 2,042 sqft · SingleFamily · 555 Days on market

Excellent condition ↓ 10% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +2.2/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Lakeway plan is a single-story, 4-bedroom, 3-bathroom home featuring approximately 2,042 sq ft of living space. Located just off the entry, you will find a study, the fourth bedroom, and a hall bathroom. Down the hall, is the open-concept kitchen, dining, and living area. The central kitchen includes an oversized breakfast bar with beautiful quartz countertops and stainless-steel appliances. Bedroom 2 and 3 along with another full bathroom are off the dining area. Bedroom 1 features a spacious walk-in closet and luxurious bathroom. Step outside onto the standard rear covered patio, perfect for enjoying the beautiful outdoors. You'll enjoy added security in your new D. R. Horton home with our Home is Connected features. With D. R. Horton's simple buying process and ten-year limited warranty, there's no reason to wait! (Prices, plans, dimensions, specifications, features, incentives, and availability are subject to change without notice obligation.

Key facts

• Open-concept kitchen
• Walk-in closet
• Granite countertops

Tags

• OPEN-CONCEPT KITCHEN
• OVERSIZED BREAKFAST BAR
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• WALK-IN CLOSET
• LUXURIOUS BATHROOM

🏗️ New construction. The $344,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $408,133.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $345k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-846 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (27.5% below list).
• Recommended offer: $250k (27.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Calallen Wood River El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 479 students, 54% FRL); Calallen Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 968 students, 53% FRL); Calallen H S (math 47% / reading 59%, grade C-, #437 of 1,632 statewide, top 27%, 1,180 students, 51% FRL).
• Market conditions: 310 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $2,499/mo this rent would consume 51% of the median local household income ($59k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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 555 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $249,930 (27.5% 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 555 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.61% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.88%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $408,133
• List price: $344,900
• Delta: -15.49%
• 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
3554 Sepehr Lake Dr	0.09mi	4/3.0	2,042 (0%)	8mo	$372,282	$182	90
3541 Sahar Lake Dr	0.13mi	4/2.0	2,042 (0%)	8mo	$372,645	$182	84
3545 Sepehr Lake Dr	0.07mi	4/2.0	2,152 (+5%)	7mo	$390,785	$182	78
3505 Sepehr Lake Dr	0.09mi	4/2.0	2,152 (+5%)	7mo	$415,510	$193	77
3537 Sahar Lake Dr	0.13mi	4/2.0	2,152 (+5%)	7mo	$406,125	$189	75
3721 Lake Mcqueeney	0.34mi	3/2.5 (-1)	2,056 (+1%)	2mo	$379,000	$184	74
3730 Lake Hawkins	0.42mi	4/2.5	2,170 (+6%)	3mo	$325,000	$150	65
3550 Sepehr Lake Dr	0.08mi	4/2.0	1,796 (-12%)	8mo	$355,670	$198	65
14910 Lake Athens Ave	0.42mi	4/2.0	2,174 (+6%)	10mo	$399,999	$184	58
14924 Sandy Creek Ct	0.72mi	4/2.0	2,055 (+1%)	10mo	$325,000	$158	53
4129 Wood River Dr	0.72mi	3/2.0 (-1)	1,982 (-3%)	7mo	$305,000	$154	46
4125 Rapids Dr	0.66mi	3/3.0 (-1)	1,913 (-6%)	10mo	$215,000	$112	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.05×
• Total profit: $-119,984
• Equity at exit: $60,854

10-year hold

• IRR: -36.8%
• Equity multiple: -0.52×
• Total profit: $-173,715
• Equity at exit: $35,288

Cash invested: $114,277 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 17 under contract
• Months of supply: 23.3 mo (4%/mo absorbed)
• Median asking: $355,740 ($175/sqft)
• Median days on market: 91 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +14.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78380

• Home prices YoY: -1.9%
• Active inventory: 310
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$2,140
• Tax est. 1.5%: −$510 /mo · $6,122/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-846

Break-even live

Break-even rent $3,570

Max offer price $285,706

Occupancy floor —

Sensitivity live

Price	-10% $-564	-5% $-705	+0% $-846	+5% $-987	+10% $-1,128
Rent	-10% $-1,044	-5% $-945	+0% $-846	+5% $-747	+10% $-649
Rate	-1.0pp $-641	-0.5pp $-742	base $-846	+0.5pp $-952	+1.0pp $-1,059

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: $102,033
• Closing costs: $12,244
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14927 Petronila Creek Ct Corpus Christi, TX	3.0	2.0	1846	$2,450	$1.33	0d	1	0.75mi
14630 Spaulding Dr Corpus Christi, TX	3.0	2.5	1702	$2,350	$1.38	0d	1	0.96mi
14630 Spaulding Dr Corpus Christi, TX	3.0	2.5	1702	$2,300	$1.35	1d	1	0.96mi
14732 Prairie Creek Dr Corpus Christi, TX	3.0	2.5	1733	$2,300	$1.33	0d	1	1.03mi
4510 Thoreau Cir Corpus Christi, TX	3.0	2.5	2577	$3,345	$1.30	184d	1	1.27mi

Listing history 50 events

1. 2026-11-08
   days on market $344,900 Active 555 DOM
2. 2026-11-07
   days on market $344,900 Active 554 DOM
3. 2026-11-06
   days on market $344,900 Active 553 DOM
4. 2026-11-05
   days on market $344,900 Active 552 DOM
5. 2026-11-04
   days on market $344,900 Active 551 DOM
6. 2026-11-02
   days on market $344,900 Active 549 DOM
7. 2026-11-01
   days on market $344,900 Active 548 DOM
8. 2026-10-31
   days on market $344,900 Active 547 DOM
9. 2026-10-30
   days on market $344,900 Active 546 DOM
10. 2026-10-29
    days on market $344,900 Active 545 DOM
11. 2026-10-28
    days on market $344,900 Active 544 DOM
12. 2026-10-27
    days on market $344,900 Active 543 DOM
13. 2026-10-26
    days on market $344,900 Active 542 DOM
14. 2026-10-26
    days on market $344,900 Active 541 DOM
15. 2026-10-24
    days on market $344,900 Active 540 DOM
16. 2026-10-23
    days on market $344,900 Active 539 DOM
17. 2026-10-22
    days on market $344,900 Active 538 DOM
18. 2026-10-21
    days on market $344,900 Active 537 DOM
19. 2026-10-20
    days on market $344,900 Active 536 DOM
20. 2026-10-19
    days on market $344,900 Active 535 DOM
21. 2026-10-18
    days on market $344,900 Active 534 DOM
22. 2026-10-17
    days on market $344,900 Active 533 DOM
23. 2026-10-16
    days on market $344,900 Active 532 DOM
24. 2026-10-15
    days on market $344,900 Active 531 DOM
25. 2026-10-14
    days on market $344,900 Active 530 DOM
26. 2026-10-13
    days on market $344,900 Active 529 DOM
27. 2026-10-12
    days on market $344,900 Active 528 DOM
28. 2026-10-11
    days on market $344,900 Active 527 DOM
29. 2026-10-10
    days on market $344,900 Active 526 DOM
30. 2026-10-09
    days on market $344,900 Active 525 DOM
31. 2026-10-08
    days on market $344,900 Active 524 DOM
32. 2026-10-07
    days on market $344,900 Active 523 DOM
33. 2026-10-06
    days on market $344,900 Active 522 DOM
34. 2026-10-05
    days on market $344,900 Active 521 DOM
35. 2026-10-04
    days on market $344,900 Active 520 DOM
36. 2026-10-04
    days on market $344,900 Active 519 DOM
37. 2026-10-02
    days on market $344,900 Active 518 DOM
38. 2026-10-01
    days on market $344,900 Active 517 DOM
39. 2026-09-30
    days on market $344,900 Active 516 DOM
40. 2026-09-29
    days on market $344,900 Active 515 DOM
41. 2026-09-28
    days on market $344,900 Active 514 DOM
42. 2026-09-27
    days on market $344,900 Active 513 DOM
43. 2026-09-26
    days on market $344,900 Active 512 DOM
44. 2026-09-25
    days on market $344,900 Active 511 DOM
45. 2026-09-24
    days on market $344,900 Active 510 DOM
46. 2026-09-23
    days on market $344,900 Active 509 DOM
47. 2026-09-22
    days on market $344,900 Active 508 DOM
48. 2026-09-21
    days on market $344,900 Active 507 DOM
49. 2026-09-20
    days on market $344,900 Active 506 DOM
50. 2026-09-18
    days on market $344,900 Active 504 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $29,992
• − Mortgage interest: −$22,862
• − Property taxes: −$6,122
• − Insurance: −$2,041
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$11,873
• Taxable loss: −$17,705
• Est. tax savings @ 24.0%: +$4,249
• After-tax cash flow: $-5,904/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 · 3 photos

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Calallen Wood River El C+ TX #505/4,322 Nat'l #8,534/41,679 Middle Calallen Middle F TX #646/1,662 Nat'l #6,005/14,009 High Calallen H S C- TX #437/1,632 Nat'l #4,893/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 23,752
• Household income: $59,322
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Languages at home: 52% English-only · Spanish 47%

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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: ▼ -5.51%
• Current HPI: 286.19
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-10.4% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $344,900 Zillow
• 2025-05-02 Listed $384,900 Zillow