4249 Clear Frk · Corpus Christi, TX 78410

$269,900

4 bd · 2.0 ba · 2,274 sqft · SingleFamily public records · 100 Days on market

Built 1983 8,407 sqft lot Est $371k · 27% under $42/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 4-bedroom, 2-bathroom two-story home, perfectly situated on a rare oversized lot with beautiful, mature trees that provide both shade and charm. This one is ready for someone to give it a face lift or just keep it the way it is. Step inside to find tile flooring throughout the downstairs, generously sized rooms, and a cozy wood-burning fireplace that adds warmth and character. The home features a formal dining room, a breakfast area, and a large kitchen with plenty of space for cooking and entertaining. Located just down the street from the popular neighborhood basketball court, this home is in a community known for its walkability and amenities. Enjoy access to two

Key facts

• Formal dining room
• Tile flooring
• Oversized lot

Tags

• OVERSIZED LOT
• MATURE TREES
• TILE FLOORING
• WOOD BURNING FIREPLACE
• FORMAL DINING ROOM
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-80 ($-963/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (4.9% below list).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 39% 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 $8k 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 100 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $270k implies a 296% 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 $245,609 (9.0% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $370,662
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4330 Clear Fork Dr	0.16mi	3/2.0 (-1)	2,105 (-7%)	0mo	$299,900	$142	75
4114 Cross River Dr	0.49mi	4/2.5	2,284 (+0%)	1mo	$324,000	$142	73
14618 Reagan Dr	0.20mi	3/2.0 (-1)	2,137 (-6%)	3mo	$185,000	$87	73
4326 Clear Fork Ct	0.15mi	3/2.0 (-1)	2,028 (-11%)	2mo	$264,000	$130	69
14901 Cibolo Crk	0.47mi	4/2.5	2,380 (+5%)	1mo	$439,000	$184	68
4226 Wood River Dr	0.35mi	4/2.5	2,492 (+10%)	0mo	$240,000	$96	65
15357 Chianti Ln	0.69mi	4/2.0	2,238 (-2%)	4mo	$415,900	$186	62
14905 Red River Dr	0.17mi	3/2.5 (-1)	1,938 (-15%)	2mo	$334,000	$172	59
4129 Wood River Dr	0.38mi	3/2.0 (-1)	1,982 (-13%)	3mo	$305,000	$154	54
4401 Wood River Dr	0.38mi	3/2.0 (-1)	1,957 (-14%)	2mo	$319,000	$163	53
15326 Chianti Ln	0.65mi	4/3.0	2,480 (+9%)	1mo	$509,000	$205	50
4146 Cross River Dr	0.49mi	3/2.0 (-1)	1,953 (-14%)	2mo	$342,000	$175	47

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-51,269
• Equity at exit: $40,243

10-year hold

• IRR: -14.9%
• Equity multiple: 0.19×
• Total profit: $-60,949
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,567 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$539 /mo · $6,464/yr
• Insurance: −$112
• HOA: −$42
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-80

Break-even live

Break-even rent $2,669

Max offer price $255,719

Occupancy floor 98%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.38mi
4301 Catfish Dr Corpus Christi, TX	3.0	2.0	1822	$2,050	$1.13	13d	1	1.22mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   historical
3. 2026-04-06
   price $269,900
4. 2026-01-02
   listed $289,900 Active
5. 2025-11-17
   price $289,900
6. 2025-07-30
   listed $328,900 Active
7. 1987-05-19
   soldstatus $68,200

ⓘ 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: $6,464 · $539/mo
• Projected year-2 tax: $6,464 · $539/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 2/10 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: $30,809
• − Mortgage interest: −$15,119
• − Property taxes: −$6,464
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$504
• − Depreciation: −$7,852
• Taxable loss: −$5,408
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $335/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

+295.7% since first listed

7 events — show timeline

• 2026-04-22 Pending — CBMLS
• 2026-04-13 Delisted — CBMLS
• 2026-04-06 Price Changed $269,900 CBMLS
• 2026-01-02 Listed $289,900 CBMLS
• 2025-11-17 Price Changed $289,900 CBMLS
• 2025-07-30 Listed $328,900 CBMLS
• 1987-05-19 Sold (Public Records) $68,200 Public Records

Property tax history

+2.0%/yr

Latest (2025): $6,464 · -3.8% YoY. Source: county tax records.