11107 Sunny Dr · Corpus Christi, TX 78410

$130,000

2 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 4 Days on market

Built 1958 0.29 ac lot Est $207k · 37% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK HOME IN PERFECT CONDITION ON LARGE LOT WITH 2 L/R NEW CARPET, MORGAN BLDGS. & GREENHOUSES IN BACK YARD. VINYL SIDING, WASHER & DRYER, MICROWAVE CABINET, BUTCHER BLOCK TO STAY, LARGE KITCHEN & LAUNDRY ROOM. ORIGINALLY A 3 B/R, BUT CAN BE CONVERTED BACK.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1958

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Covered patio; Workshop; Chain link fencing; Interior lot

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 7.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.
• Current owner paid $68k; list at $130k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.19% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $207,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9541 Danish Oak Dr	0.13mi	3/2.0 (+1)	1,263 (-1%)	7mo	$274,490	$217	81
11101 Mulholland Dr	0.20mi	3/2.0 (+1)	1,314 (+3%)	1mo	$225,000	$171	80
4002 Richwood Cir	0.26mi	3/2.0 (+1)	1,292 (+1%)	3mo	$219,995	$170	79
3842 Leonard	0.16mi	3/1.0 (+1)	1,308 (+2%)	2mo	$179,600	$137	78
4014 Richwood	0.27mi	3/2.0 (+1)	1,204 (-6%)	4mo	$195,000	$162	70
9525 Danish Oak Dr	0.13mi	3/2.0 (+1)	1,412 (+10%)	4mo	$290,700	$206	69
3618 Starlite	0.39mi	2/2.0	1,170 (-8%)	1mo	$184,900	$158	67
10925 Mayfield Dr	0.39mi	3/2.0 (+1)	1,204 (-6%)	1mo	$120,000	$100	67
4249 Starlite Ln	0.62mi	3/2.0 (+1)	1,190 (-7%)	3mo	$147,000	$124	52
10729 Dogwood St	0.67mi	3/2.0 (+1)	1,401 (+10%)	5mo	$210,000	$150	43
11609 Indio Crk	0.55mi	3/2.0 (+1)	1,469 (+15%)	2mo	$255,000	$174	43
11610 Agua Dulce Creek Dr	0.69mi	3/2.0 (+1)	1,429 (+12%)	8mo	$229,500	$161	37

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-14,809
• Equity at exit: $19,383

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-8,723
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$682
• Tax from tax record: −$366 /mo · $4,394/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $121

Break-even live

Break-even rent $1,395

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $194	-5% $157	+0% $121	+5% $84	+10% $47
Rent	-10% $-2	-5% $59	+0% $121	+5% $182	+10% $243
Rate	-1.0pp $186	-0.5pp $154	base $121	+0.5pp $87	+1.0pp $53

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	44d	1	0.11mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	14d	1	0.14mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	21d	1	0.57mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	14d	1	0.83mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	14d	1	0.86mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	44d	1	0.98mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	14d	1	0.99mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,010	$1.39	14d	5	1.09mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	44d	1	1.36mi
10830 Silverton Dr Corpus Christi, TX	3.0	2.0	1641	$1,900	$1.16	44d	1	1.42mi

Listing history 5 events

1. 2026-06-18
   days on market $130,000 Active 4 DOM
2. 2026-06-17
   days on market $130,000 Active 3 DOM
3. 2026-06-16
   days on market $130,000 Active 2 DOM
4. 2026-06-15
   remarks 222-char remark
5. 2026-06-15
   listed $130,000 Active 1 DOM

ⓘ 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: $4,394 · $366/mo
• Projected year-2 tax: $4,394 · $366/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 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: $18,572
• − Mortgage interest: −$7,282
• − Property taxes: −$4,394
• − Insurance: −$650
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$3,782
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,569/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
• 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

+86.0% since first listed

4 events — show timeline

• 2026-06-13 Listed $130,000 CBMLS
• 2000-09-22 Sold (Public Records) $68,000 Public Records
• 2000-09-22 Sold (MLS) — CBMLS
• 2000-08-29 Listed $69,900 CBMLS

Property tax history

+8.6%/yr

Latest (2025): $4,394 · +11.8% YoY. Source: county tax records.