3902 Dunstain St · Corpus Christi, TX 78410

$210,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 16 Days on market

Built 1993 6,460 sqft lot $165/sqft · 8% below area Est $227k · 8% under

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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 +10.9/15.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARD TO FIND A HOME LIKE THIS ONE!WOW!VERY WELL MAINTAINED HOME. LOOKS LIKE NEW. OPEN LIVING, KITCHEN AND DINING AREA. SPLIT AND ROOMY BEDROOMS. WOODBURNING FIREPLACE. TILE THROUGHOUT WITH CARPET IN BEDROOMS. nICE SIZE BACKYARD. YOU WILL ENJOY SHOWING THIS HOME!

Key facts

• Dual lavatories
• Painted accent wall
• Cathedral ceiling

Tags

• SPLIT BEDROOM FLOOR PLAN
• CATHEDRAL CEILING
• VINYL PLANK FLOORING
• CERAMIC PLANK TILES
• PAINTED ACCENT WALL
• DUAL LAVATORIES

Property features AI

Exterior

• Parking: 2-car garage (front entry, concrete); 4 total parking spaces; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Brick, frame, and wood siding construction
• Construction: Slab foundation
• Exterior features: Open patio; Patio; Wood fencing; Landscaped, interior lot

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher disposal; Refrigerator included
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Primary bedroom is downstairs; Split bedroom floorplan; Cable TV available; Window coverings / treatments; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (9.1% below list).
• Recommended offer: $191k (9.1% below list) — sets the bar for 1% rule.
• 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.
• Zoned schools: Calallen East El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 475 students, 74% 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) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $6k 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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $89k; list at $210k implies a 136% gain — meaningful room to come down on a strong offer.

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 $190,987 (9.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (median comp): $227,362
• List price: $210,000
• Delta: -7.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3930 Dunstain St	0.09mi	3/2.0	1,240 (-2%)	3mo	$169,000	$136	90
11941 Yellow Oak Ave	0.31mi	3/2.0	1,318 (+4%)	7mo	$234,900	$178	73
11817 Jacob St	0.14mi	3/2.0	1,443 (+14%)	2mo	$205,000	$142	69
11901 Black Peak Dr	0.38mi	3/2.0	1,324 (+4%)	8mo	$227,000	$171	68
4113 Sierra St	0.30mi	3/2.0	1,393 (+10%)	3mo	$214,900	$154	67
3849 Silver Creek Dr	0.24mi	3/2.0	1,408 (+11%)	8mo	$180,000	$128	64
9541 Danish Oak Dr	0.65mi	3/2.0	1,263 (-0%)	7mo	$274,490	$217	63
11621 Saspamco Creek Dr	0.21mi	3/2.0	1,437 (+13%)	9mo	$200,000	$139	61
4233 Nolford Pl	0.43mi	3/2.0	1,157 (-9%)	10mo	$216,500	$187	57
4214 Western Dr	0.39mi	3/2.0	1,448 (+14%)	9mo	$240,000	$166	50
11610 Agua Dulce Creek Dr	0.52mi	3/2.0	1,429 (+13%)	8mo	$229,500	$161	48
9525 Danish Oak Dr	0.65mi	3/2.0	1,412 (+11%)	4mo	$290,700	$206	48

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-41,768
• Equity at exit: $31,312

10-year hold

• IRR: -16.4%
• Equity multiple: 0.13×
• Total profit: $-51,302
• Equity at exit: $18,157

Cash invested: $58,800 (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: 339
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$413 /mo · $4,956/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-93

Break-even live

Break-even rent $2,028

Max offer price $193,580

Occupancy floor 100%

Sensitivity live

Price	-10% $26	-5% $-34	+0% $-93	+5% $-152	+10% $-212
Rent	-10% $-244	-5% $-168	+0% $-93	+5% $-18	+10% $58
Rate	-1.0pp $13	-0.5pp $-40	base $-93	+0.5pp $-147	+1.0pp $-203

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	45d	1	0.27mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	23d	1	0.29mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	15d	1	0.61mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	45d	1	0.66mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	15d	1	1.36mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	15d	1	1.38mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	15d	1	1.39mi

Listing history 13 events

1. 2026-06-15
   status $210,000 Pending 16 DOM
2. 2026-05-31
   days on market $210,000 Active 16 DOM
3. 2026-05-30
   days on market $210,000 Active 15 DOM
4. 2026-05-15
   listed $210,000 Active 868-char remark
5. 2010-04-09
   soldstatus
6. 2010-03-31
   soldstatus 262-char remark

   Show marketing remark (262 chars)

   HARD TO FIND A HOME LIKE THIS ONE!WOW!VERY WELL MAINTAINED HOME. LOOKS LIKE NEW. OPEN LIVING, KITCHEN AND DINING AREA. SPLIT AND ROOMY BEDROOMS. WOODBURNING FIREPLACE. TILE THROUGHOUT WITH CARPET IN BEDROOMS. nICE SIZE BACKYARD. YOU WILL ENJOY SHOWING THIS HOME!

7. 2009-10-20
   listed $112,900 262-char remark

   Show marketing remark (262 chars)

   HARD TO FIND A HOME LIKE THIS ONE!WOW!VERY WELL MAINTAINED HOME. LOOKS LIKE NEW. OPEN LIVING, KITCHEN AND DINING AREA. SPLIT AND ROOMY BEDROOMS. WOODBURNING FIREPLACE. TILE THROUGHOUT WITH CARPET IN BEDROOMS. nICE SIZE BACKYARD. YOU WILL ENJOY SHOWING THIS HOME!

8. 2007-10-22
   soldstatus
9. 2007-10-18
   soldstatus

   Show marketing remark (180 chars)

   Charming, well maintained 3-2-2 home in Callicoatte Estates! Cozy kitchen with breakfast bar, wood-burning fireplace, tile throughout with carpet in bedrooms. This one won't last!

10. 2007-08-30
    listed $129,900

    Show marketing remark (180 chars)

    Charming, well maintained 3-2-2 home in Callicoatte Estates! Cozy kitchen with breakfast bar, wood-burning fireplace, tile throughout with carpet in bedrooms. This one won't last!

11. 2000-03-23
    soldstatus
12. 2000-03-23
    soldstatus $89,000
13. 1999-12-20
    listed $89,900

ⓘ 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: $4,956 · $413/mo
• Projected year-2 tax: $4,956 · $413/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 ≥110°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: $22,918
• − Mortgage interest: −$11,763
• − Property taxes: −$4,956
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$6,109
• Taxable loss: −$4,627
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $-5/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

+133.6% since first listed

12 events — show timeline

• 2026-06-14 Pending — CBMLS
• 2026-05-31 Delisted — CBMLS
• 2026-05-15 Listed $210,000 CBMLS
• 2010-04-09 Sold (Public Records) — Public Records
• 2010-03-31 Sold (MLS) — CBMLS
• 2009-10-20 Listed $112,900 CBMLS
• 2007-10-22 Sold (Public Records) — Public Records
• 2007-10-18 Sold (MLS) — CBMLS
• 2007-08-30 Listed $129,900 CBMLS
• 2000-03-23 Sold (Public Records) $89,000 Public Records
• 2000-03-23 Sold (MLS) — CBMLS
• 1999-12-20 Listed $89,900 CBMLS

Property tax history

+3.7%/yr

Latest (2025): $4,956 · +10.3% YoY. Source: county tax records.