Texas Cali Plan · Corpus Christi, TX 78380

$320,900

4 bd · 2.0 ba · 1,835 sqft · SingleFamily · 390 Days on market

↓ 5% since listing

---

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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

The Texas Cali plan is a single-story, 4-bedroom, 2-bathroom home featuring approximately 1,835 square feet of living space. The long foyer with an entry coat closet leads to the open-concept kitchen and breakfast area. The kitchen includes a breakfast island with beautiful granite countertops, stainless steel appliances, a corner pantry, and opens to the living room. Secondary bedrooms, baths, and utility rooms are all located off the foyer. Bedroom 1 features a sloped ceiling and an attractive bathroom with a spacious walk-in closet. The standard rear covered patio is located off the breakfast area. 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

• Breakfast island
• Open-concept kitchen
• Corner pantry

Tags

• OPEN-CONCEPT KITCHEN
• BREAKFAST ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY
• REAR COVERED PATIO

🏗️ New construction. The $320,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $408,637.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $321k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $321k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 390 days — a 12% lower offer ($282k) 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 $282,392 (12.0% 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 390 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $408,637
• List price: $320,900
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 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 (+11%)	3mo	$372,282	$182	71
3759 W Barber	0.32mi	4/2.5	2,063 (+12%)	15mo	$389,900	$189	50
4125 Rapids Dr	0.66mi	3/3.0 (-1)	1,913 (+4%)	5mo	$215,000	$112	49
4129 Wood River Dr	0.72mi	3/2.0 (-1)	1,982 (+8%)	3mo	$305,000	$154	46
14924 Sandy Creek Ct	0.72mi	4/2.0	2,055 (+12%)	6mo	$325,000	$158	42
4101 Wood River Dr	0.66mi	3/2.0 (-1)	1,881 (+2%)	24mo	$340,000	$181	40
4213 Rapids Dr	0.72mi	4/2.0	1,996 (+9%)	23mo	$298,900	$150	33

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-77,723
• Equity at exit: $60,929

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-82,356
• Equity at exit: $35,331

Cash invested: $114,418 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 182
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,345 medium
• Mortgage (P&I): −$2,143
• Tax est. 1.5%: −$511 /mo · $6,130/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-181

Break-even live

Break-even rent $3,575

Max offer price $382,381

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: $102,159
• Closing costs: $12,259
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 Thoreau Cir Corpus Christi, TX	3.0	2.5	2577	$3,345	$1.30	43d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $320,900 Active 390 DOM
2. 2026-06-17
   days on market $320,900 Active 389 DOM
3. 2026-06-16
   days on market $320,900 Active 388 DOM
4. 2026-06-15
   days on market $320,900 Active 387 DOM
5. 2026-06-14
   days on market $320,900 Active 385 DOM
6. 2026-06-13
   days on market $320,900 Active 384 DOM
7. 2026-06-10
   days on market $320,900 Active 382 DOM
8. 2026-06-09
   days on market $320,900 Active 381 DOM
9. 2026-06-08
   days on market $320,900 Active 380 DOM
10. 2026-06-07
    days on market $320,900 Active 379 DOM
11. 2026-06-03
    days on market $320,900 Active 375 DOM
12. 2026-06-02
    days on market $320,900 Active 374 DOM
13. 2026-06-01
    days on market $320,900 Active 373 DOM
14. 2026-05-31
    days on market $320,900 Active 372 DOM
15. 2026-05-30
    days on market $320,900 Active 371 DOM
16. 2026-02-03
    price $320,900 937-char remark

    Show marketing remark (937 chars)

    The Texas Cali plan is a single-story, 4-bedroom, 2-bathroom home featuring approximately 1,835 square feet of living space. The long foyer with an entry coat closet leads to the open-concept kitchen and breakfast area. The kitchen includes a breakfast island with beautiful granite countertops, stainless steel appliances, a corner pantry, and opens to the living room. Secondary bedrooms, baths, and utility rooms are all located off the foyer. Bedroom 1 features a sloped ceiling and an attractive bathroom with a spacious walk-in closet. The standard rear covered patio is located off the breakfast area. 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. )

17. 2025-05-24
    listed $337,900 Active 937-char remark

    Show marketing remark (937 chars)

    The Texas Cali plan is a single-story, 4-bedroom, 2-bathroom home featuring approximately 1,835 square feet of living space. The long foyer with an entry coat closet leads to the open-concept kitchen and breakfast area. The kitchen includes a breakfast island with beautiful granite countertops, stainless steel appliances, a corner pantry, and opens to the living room. Secondary bedrooms, baths, and utility rooms are all located off the foyer. Bedroom 1 features a sloped ceiling and an attractive bathroom with a spacious walk-in closet. The standard rear covered patio is located off the breakfast area. 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. )

ⓘ 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: $40,140
• − Mortgage interest: −$22,890
• − Property taxes: −$6,130
• − Insurance: −$2,043
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − Depreciation: −$11,888
• Taxable loss: −$9,233
• Est. tax savings @ 24.0%: +$2,216
• After-tax cash flow: $38/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: 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
• City population: 296,836
• Population (ZIP): 23,752

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

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

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

-5.0% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $320,900 Zillow
• 2025-05-24 Listed $337,900 Zillow