3613 Sahar Lake Dr · Corpus Christi, TX 78380

$400,855

4 bd · 2.0 ba · 2,045 sqft · Land · 356 Days on market

Built 2025 6,604 sqft lot $196/sqft · at area comps Est $414k · at est. $50/mo HOA · 1% of rent

---

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 +16.6/30.0
• ARV discount +8.9/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

The Eureka plan is a single-story, 4-bedroom, 2-bathroom home with approximately 2,045 square feet of living space. Just through the foyer is an open-concept kitchen, living, and dining room with windows looking onto a covered porch. The island kitchen features a corner pantry and a stainless-steel gas range. Just off the foyer are bedrooms 2, 3 & 4, right next to the large laundry room. The spacious Bedroom 1 suite is located off the living room and includes a large walk-in closet and a relaxing spa-like bathroom with double vanity and a spacious walk-in closet. 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

• Open-concept kitchen
• Walk-in closet
• Corner pantry

Tags

• OPEN-CONCEPT KITCHEN
• CORNER PANTRY
• STAINLESS-STEEL GAS RANGE
• LARGE LAUNDRY ROOM
• WALK-IN CLOSET
• SPA-LIKE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $401k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (16.6% below list).
• Recommended offer: $334k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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: 185 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 356 days — a 12% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

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 $334,500 (16.6% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (median comp): $413,942
• List price: $400,855
• Delta: -3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-49,621
• Equity at exit: $59,769

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-23,956
• Equity at exit: $34,659

Cash invested: $112,239 (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: 185
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,345 medium
• Mortgage (P&I): −$2,102
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$167
• HOA: −$50
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $244

Break-even live

Break-even rent $3,037

Max offer price $400,855

Occupancy floor 88%

Sensitivity live

Price	-10% $470	-5% $357	+0% $244	+5% $130	+10% $17
Rent	-10% $-21	-5% $111	+0% $244	+5% $376	+10% $508
Rate	-1.0pp $445	-0.5pp $346	base $244	+0.5pp $140	+1.0pp $34

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: $100,214
• Closing costs: $12,026
• 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	45d	1	1.38mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gassecurity

Listing history 18 events

1. 2026-06-15
   days on market $400,855 Active 356 DOM
2. 2026-06-14
   days on market $400,855 Active 354 DOM
3. 2026-06-13
   days on market $400,855 Active 353 DOM
4. 2026-06-10
   days on market $400,855 Active 351 DOM
5. 2026-06-09
   days on market $400,855 Active 350 DOM
6. 2026-06-08
   days on market $400,855 Active 349 DOM
7. 2026-06-07
   days on market $400,855 Active 348 DOM
8. 2026-06-03
   days on market $400,855 Active 344 DOM
9. 2026-06-02
   days on market $400,855 Active 343 DOM
10. 2026-06-01
    days on market $400,855 Active 342 DOM
11. 2026-05-31
    days on market $400,855 Active 341 DOM
12. 2026-05-30
    days on market $400,855 Active 340 DOM
13. 2025-10-06
    status Active 910-char remark

    Show marketing remark (910 chars)

    The Eureka plan is a single-story, 4-bedroom, 2-bathroom home with approximately 2,045 square feet of living space. Just through the foyer is an open-concept kitchen, living, and dining room with windows looking onto a covered porch. The island kitchen features a corner pantry and a stainless-steel gas range. Just off the foyer are bedrooms 2, 3 & 4, right next to the large laundry room. The spacious Bedroom 1 suite is located off the living room and includes a large walk-in closet and a relaxing spa-like bathroom with double vanity and a spacious walk-in closet. 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. )

14. 2025-08-28
    status Pending 910-char remark

    Show marketing remark (910 chars)

    The Eureka plan is a single-story, 4-bedroom, 2-bathroom home with approximately 2,045 square feet of living space. Just through the foyer is an open-concept kitchen, living, and dining room with windows looking onto a covered porch. The island kitchen features a corner pantry and a stainless-steel gas range. Just off the foyer are bedrooms 2, 3 & 4, right next to the large laundry room. The spacious Bedroom 1 suite is located off the living room and includes a large walk-in closet and a relaxing spa-like bathroom with double vanity and a spacious walk-in closet. 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. )

15. 2025-05-29
    price $400,855 910-char remark

    Show marketing remark (910 chars)

    The Eureka plan is a single-story, 4-bedroom, 2-bathroom home with approximately 2,045 square feet of living space. Just through the foyer is an open-concept kitchen, living, and dining room with windows looking onto a covered porch. The island kitchen features a corner pantry and a stainless-steel gas range. Just off the foyer are bedrooms 2, 3 & 4, right next to the large laundry room. The spacious Bedroom 1 suite is located off the living room and includes a large walk-in closet and a relaxing spa-like bathroom with double vanity and a spacious walk-in closet. 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. )

16. 2025-05-16
    listed $400,155 Active 910-char remark

    Show marketing remark (910 chars)

    The Eureka plan is a single-story, 4-bedroom, 2-bathroom home with approximately 2,045 square feet of living space. Just through the foyer is an open-concept kitchen, living, and dining room with windows looking onto a covered porch. The island kitchen features a corner pantry and a stainless-steel gas range. Just off the foyer are bedrooms 2, 3 & 4, right next to the large laundry room. The spacious Bedroom 1 suite is located off the living room and includes a large walk-in closet and a relaxing spa-like bathroom with double vanity and a spacious walk-in closet. 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. 2024-10-01
    historical
18. 2023-10-10
    listed $80,000 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: $958 · $80/mo
• Projected year-2 tax: $7,336 · $611/mo
• Expected delta: +$6,378/yr (+$531/mo · 665.6%)

ⓘ 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 ≥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: −$22,454
• − Property taxes: −$958
• − Insurance: −$2,004
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − HOA: −$600
• − Depreciation: −$11,661
• Taxable loss: −$3,960
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $3,873/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

+401.1% since first listed

6 events — show timeline

• 2025-10-06 Relisted — CBMLS
• 2025-08-28 Pending — CBMLS
• 2025-05-29 Price Changed $400,855 CBMLS
• 2025-05-16 Listed $400,155 CBMLS
• 2024-10-01 Delisted — CBMLS
• 2023-10-10 Listed $80,000 CBMLS

Property tax history

+1.5%/yr

Latest (2025): $958 · -0.3% YoY. Source: county tax records.