10761 Emmord · Corpus Christi, TX 78410

$159,500

3 bd · 1.5 ba · 1,566 sqft · SingleFamily public records · 67 Days on market

Built 1959 9,749 sqft lot $102/sqft · 28% below area Est $221k · 28% under ↓ 19% 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 +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.7/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ready for its next owner to bring new life and creativity into it. Featuring a spacious open living room that’s perfect for gatherings, you’ll love the flow and potential this layout offers. The flex room provides endless possibilities use it as an office, craft room, playroom, or even a fourth bedroom. The home includes three comfortable bedrooms and a full bathroom. Step outside and you’ll find a detached two-car garage ideal for vehicles, storage, or even a workshop setup. The large yard offers space to create your dream outdoor retreat, whether that’s a garden, a sitting area, or a spot for weekend barbecues. Location-wise, this property checks all the boxes just off the expressway for quick commutes and centrally located near local shops, restaurants, and parks. It’s also in the highly sought-after Tuloso-Midway School District, adding long-term value and appeal for future tenants or buyers. Endless potential, this property is perfect for investors or handy homeowners looking to make their mark. Don’t miss the chance to transform this hidden gem into a beautiful home or profitable investment. Schedule your showing today and imagine the possibilities!

Key facts

• Quick commutes
• Open living room
• Large yard

Tags

• OPEN LIVING ROOM
• FLEX ROOM
• DETACHED TWO-CAR GARAGE
• LARGE YARD
• QUICK COMMUTES
• NEAR LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Tuloso-Midway ISD (urban): math 33% / reading 46% proficiency, ranked #408 of 826 in TX (top 49%) — 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; 13 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 $1k of loan paydown is wiped out by about $5k 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 67 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 3.2% of price; built in 1959 — 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 $149,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.23% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 6.8

CMA / ARV

• ARV (median comp): $221,404
• List price: $159,500
• Delta: -27.96%
• 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
10761 Emmord	0.00mi	3/1.5	1,566 (0%)	0mo	$159,500	$102	100
4330 Heizer Dr	0.11mi	4/2.0 (+1)	1,672 (+7%)	4mo	$339,900	$203	74
10522 Pioneer Dr	0.41mi	4/2.0 (+1)	1,580 (+1%)	3mo	$244,900	$155	70
3214 Musket Ln	0.43mi	3/2.0	1,658 (+6%)	1mo	$259,000	$156	68
3117 Wood Creek Dr	0.48mi	3/2.0	1,501 (-4%)	4mo	$279,900	$186	65
2805 Tumbleweed Dr	0.39mi	3/2.0	1,442 (-8%)	2mo	$249,000	$173	65
3222 Shallow Creek Dr	0.58mi	3/2.0	1,506 (-4%)	3mo	$275,000	$183	62
3338 Wood Creek Dr	0.62mi	3/2.0	1,469 (-6%)	1mo	$265,000	$180	58
4522 White Oak	0.40mi	3/2.0	1,738 (+11%)	5mo	$205,000	$118	57
3117 Creek Side Dr	0.43mi	3/2.0	1,361 (-13%)	1mo	$280,000	$206	55
2742 Blue Grass Dr	0.44mi	3/2.0	1,782 (+14%)	3mo	$235,000	$132	52
10506 Hemlock	0.63mi	4/2.0 (+1)	1,413 (-10%)	4mo	$219,900	$156	44

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-13,170
• Equity at exit: $23,782

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-136
• Equity at exit: $13,791

Cash invested: $44,660 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$836
• Tax from tax record: −$420 /mo · $5,036/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $228

Break-even live

Break-even rent $1,674

Max offer price $159,500

Occupancy floor 83%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10733 Timbergrove Ln Corpus Christi, TX	4.0	3.0	1971	$2,650	$1.34	13d	1	0.23mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	13d	5	0.25mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	13d	1	0.38mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	43d	1	0.51mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	13d	1	0.57mi
3033 Astros Way Corpus Christi, TX	3.0	2.0	1583	$2,300	$1.45	13d	1	0.82mi
10834 Ashley Dr Corpus Christi, TX	3.0	2.5	1893	$2,350	$1.24	21d	1	0.83mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	857	$18,115	$21.13	43d	1	0.91mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,875	$2.14	13d	20	0.91mi
10830 Silverton Dr Corpus Christi, TX	3.0	2.0	1641	$1,900	$1.16	43d	1	0.93mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	43d	1	0.97mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	13d	1	1.00mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	21d	1	1.25mi

Listing history 5 events

1. 2026-05-18
   status Pending 1222-char remark

   Show marketing remark (1222 chars)

   This home is ready for its next owner to bring new life and creativity into it. Featuring a spacious open living room that’s perfect for gatherings, you’ll love the flow and potential this layout offers. The flex room provides endless possibilities use it as an office, craft room, playroom, or even a fourth bedroom. The home includes three comfortable bedrooms and a full bathroom. Step outside and you’ll find a detached two-car garage ideal for vehicles, storage, or even a workshop setup. The large yard offers space to create your dream outdoor retreat, whether that’s a garden, a sitting area, or a spot for weekend barbecues. Location-wise, this property checks all the boxes just off the expressway for quick commutes and centrally located near local shops, restaurants, and parks. It’s also in the highly sought-after Tuloso-Midway School District, adding long-term value and appeal for future tenants or buyers. Endless potential, this property is perfect for investors or handy homeowners looking to make their mark. Don’t miss the chance to transform this hidden gem into a beautiful home or profitable investment. Schedule your showing today and imagine the possibilities!

2. 2026-03-11
   listed $159,500 Active 1222-char remark

   Show marketing remark (1222 chars)

   This home is ready for its next owner to bring new life and creativity into it. Featuring a spacious open living room that’s perfect for gatherings, you’ll love the flow and potential this layout offers. The flex room provides endless possibilities use it as an office, craft room, playroom, or even a fourth bedroom. The home includes three comfortable bedrooms and a full bathroom. Step outside and you’ll find a detached two-car garage ideal for vehicles, storage, or even a workshop setup. The large yard offers space to create your dream outdoor retreat, whether that’s a garden, a sitting area, or a spot for weekend barbecues. Location-wise, this property checks all the boxes just off the expressway for quick commutes and centrally located near local shops, restaurants, and parks. It’s also in the highly sought-after Tuloso-Midway School District, adding long-term value and appeal for future tenants or buyers. Endless potential, this property is perfect for investors or handy homeowners looking to make their mark. Don’t miss the chance to transform this hidden gem into a beautiful home or profitable investment. Schedule your showing today and imagine the possibilities!

3. 2026-03-03
   historical
4. 2025-12-10
   price $184,000
5. 2025-10-24
   listed $198,000 Active

ⓘ 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: $5,036 · $420/mo
• Projected year-2 tax: $5,036 · $420/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 3/10 Moderate
• 🌡 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: $23,548
• − Mortgage interest: −$8,934
• − Property taxes: −$5,036
• − Insurance: −$798
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$4,640
• Taxable income: $373
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,643/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: Tuloso-Midway ISD
• NCES district ID: 4843350
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $53,078
• Composite: 34.33/100
• National rank: #5235
• State rank: #408 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

-19.4% since first listed

5 events — show timeline

• 2026-05-18 Pending — CBMLS
• 2026-03-11 Listed $159,500 CBMLS
• 2026-03-03 Delisted — CBMLS
• 2025-12-10 Price Changed $184,000 CBMLS
• 2025-10-24 Listed $198,000 CBMLS

Property tax history

+4.3%/yr

Latest (2025): $5,036 · +28.4% YoY. Source: county tax records.