10329 Stone Creek Dr · Corpus Christi, TX 78410

$308,705

4 bd · 2.0 ba · 1,796 sqft · Land · 20 Days on market

Built 2026 $172/sqft · 57% below area

---

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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

The Texas Cali plan is a single-story, 4-bedroom, 2-bathroom home featuring approximately 1,796 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/quartz countertops (per plan), 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

Key facts

• Breakfast island
• Open-concept kitchen
• Corner pantry

Tags

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $309k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (28.5% below list).
• Recommended offer: $221k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• 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; 7 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).
• This rent runs 33% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 20 days — a 2% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,692 (28.5% 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. 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: 0.71% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $714,714
• List price: $308,705
• Delta: -56.81%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.11×
• Total profit: $-77,066
• Equity at exit: $46,029

10-year hold

• IRR: -27.8%
• Equity multiple: -0.25×
• Total profit: $-107,964
• Equity at exit: $26,691

Cash invested: $86,437 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,619
• Tax est. 1.5%: −$386 /mo · $4,631/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-390

Break-even live

Break-even rent $2,700

Max offer price $252,284

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: $77,176
• Closing costs: $9,261
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	43d	1	0.15mi
3033 Astros Way Corpus Christi, TX	3.0	2.0	1583	$2,300	$1.45	13d	1	0.33mi
10733 Timbergrove Ln Corpus Christi, TX	4.0	3.0	1971	$2,650	$1.34	13d	1	0.46mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	13d	1	0.70mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	13d	1	0.81mi
10834 Ashley Dr Corpus Christi, TX	3.0	2.5	1893	$2,350	$1.24	21d	1	0.88mi
10830 Silverton Dr Corpus Christi, TX	3.0	2.0	1641	$1,900	$1.16	43d	1	0.96mi

Listing history 7 events

1. 2026-06-03
   days on market $308,705 Active 20 DOM
2. 2026-06-02
   days on market $308,705 Active 19 DOM
3. 2026-06-01
   days on market $308,705 Active 18 DOM
4. 2026-05-31
   days on market $308,705 Active 17 DOM
5. 2026-05-30
   days on market $308,705 Active 16 DOM
6. 2026-05-14
   listed $308,705 Active 955-char remark
7. 2024-01-21
   listed $47,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $26,483
• − Mortgage interest: −$17,292
• − Property taxes: −$4,631
• − Insurance: −$1,544
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$8,981
• Taxable loss: −$10,201
• Est. tax savings @ 24.0%: +$2,448
• After-tax cash flow: $-2,231/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

1 event — show timeline

• 2024-01-21 Listed $47,000 CBMLS

Property tax history

+17.1%/yr

Latest (2025): $603 · +81.9% YoY. Source: county tax records.