7011 County Road 12 · Bishop, TX 78343

$119,000

3 bd · None ba · 1,740 sqft · SingleFamily public records · 169 Days on market

Built 1980 5.00 ac lot ↓ 22% 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 +19.2/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.1/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beatifully 5-acre property located approximately 30 minutes from Corpus Christi, TX. The land offers wide open space and strong potential. An existing 2-story house with 3 Bedrooms and 2 Bathrooms is present on the property but is not livable and will require renovation. Ideal opportunity for buyers seeking acreage, privacy, and investment potential in a quiet rural setting while still within reasonable driving distance to the city and surrounding areas. No restrictions. Schedule a showing today!

Key facts

• Quiet rural setting
• 5 acre property
• 5 acre lot

Tags

• 5 ACRE PROPERTY
• SIGNIFICANT RENOVATION
• QUIET RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#189 in TX, #4,857 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Bishop CISD (town): math 31% / reading 42% proficiency, ranked #486 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($823 loan paydown + $7k appreciation (5.8% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.13% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.24×
• Total profit: $41,405
• Equity at exit: $73,449

10-year hold

• IRR: 18.4%
• Equity multiple: 4.48×
• Total profit: $115,868
• Equity at exit: $132,039

Cash invested: $33,320 (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 78343

• Home prices YoY: 5.5%
• Active inventory: 39
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$261 /mo · $3,126/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $129

Break-even live

Break-even rent $1,182

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $197	-5% $163	+0% $129	+5% $96	+10% $62
Rent	-10% $23	-5% $76	+0% $129	+5% $182	+10% $236
Rate	-1.0pp $189	-0.5pp $160	base $129	+0.5pp $98	+1.0pp $67

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-02
   status $119,000 Pending 169 DOM
2. 2026-06-01
   days on market $119,000 Active 169 DOM
3. 2026-05-31
   days on market $119,000 Active 168 DOM
4. 2026-05-30
   days on market $119,000 Active 167 DOM
5. 2026-04-28
   price $119,000 501-char remark

   Show marketing remark (501 chars)

   Beatifully 5-acre property located approximately 30 minutes from Corpus Christi, TX. The land offers wide open space and strong potential. An existing 2-story house with 3 Bedrooms and 2 Bathrooms is present on the property but is not livable and will require renovation. Ideal opportunity for buyers seeking acreage, privacy, and investment potential in a quiet rural setting while still within reasonable driving distance to the city and surrounding areas. No restrictions. Schedule a showing today!

6. 2026-03-09
   price $125,000 501-char remark

   Show marketing remark (501 chars)

   Beatifully 5-acre property located approximately 30 minutes from Corpus Christi, TX. The land offers wide open space and strong potential. An existing 2-story house with 3 Bedrooms and 2 Bathrooms is present on the property but is not livable and will require renovation. Ideal opportunity for buyers seeking acreage, privacy, and investment potential in a quiet rural setting while still within reasonable driving distance to the city and surrounding areas. No restrictions. Schedule a showing today!

7. 2025-12-14
   listed $135,000 Active 501-char remark

   Show marketing remark (501 chars)

   Beatifully 5-acre property located approximately 30 minutes from Corpus Christi, TX. The land offers wide open space and strong potential. An existing 2-story house with 3 Bedrooms and 2 Bathrooms is present on the property but is not livable and will require renovation. Ideal opportunity for buyers seeking acreage, privacy, and investment potential in a quiet rural setting while still within reasonable driving distance to the city and surrounding areas. No restrictions. Schedule a showing today!

8. 2024-08-09
   price $154,000
9. 2024-05-29
   listed $159,000 Active
10. 2022-08-12
    historical
11. 2022-08-04
    soldstatus
12. 2022-08-03
    soldstatus Closed
13. 2022-06-28
    status Pending
14. 2022-05-18
    price $89,900
15. 2022-03-11
    listed $99,000 Active
16. 2020-10-21
    historical
17. 2020-01-20
    listed $120,000 Active
18. 2019-02-28
    historical
19. 2018-07-26
    listed $152,000 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: $3,126 · $261/mo
• Projected year-2 tax: $3,126 · $261/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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $16,154
• − Mortgage interest: −$6,666
• − Property taxes: −$3,126
• − Insurance: −$595
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,462
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,619/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: Bishop CISD
• NCES district ID: 4810260
• Math proficiency: 31% ▼ -33.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $46,296
• Composite: 31.2/100
• National rank: #6044
• State rank: #486 of 826 in TX

Livability — Bishop

• Score: 74/100
• State rank: #189
• US rank: #4857

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,565

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 28% White 22% Black 7%
• Hispanic origin (detail): Mexican 66%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 60% English-only · Spanish 40%

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: ▲ 5.82%
• Current HPI: 111.5556
• 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

-21.7% since first listed

15 events — show timeline

• 2026-04-28 Price Changed $119,000 CBMLS
• 2026-03-09 Price Changed $125,000 CBMLS
• 2025-12-14 Listed $135,000 CBMLS
• 2024-08-09 Price Changed $154,000 CBMLS
• 2024-05-29 Listed $159,000 CBMLS
• 2022-08-12 Delisted — CBMLS
• 2022-08-04 Sold (Public Records) — Public Records
• 2022-08-03 Sold (MLS) — CBMLS
• 2022-06-28 Pending — CBMLS
• 2022-05-18 Price Changed $89,900 CBMLS
• 2022-03-11 Listed $99,000 CBMLS
• 2020-10-21 Delisted — CBMLS
• 2020-01-20 Listed $120,000 CBMLS
• 2019-02-28 Delisted — CBMLS
• 2018-07-26 Listed $152,000 CBMLS

Property tax history

+12.9%/yr

Latest (2025): $3,126 · -9.3% YoY. Source: county tax records.