Garland Plan · Corpus Christi, TX 78380

$366,900

4 bd · 2.0 ba · 2,152 sqft · SingleFamily · 463 Days on market

Excellent condition ↓ 5% since listing

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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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

The Garland is a single-story, 4-bedroom, 2-bathroom home that features approximately 2,152 square feet of living space. The beautiful kitchen includes modern finishes, stainless steel appliances, and a gas range. The extra-large pantry gives additional storage in the open-concept kitchen. Enjoy preparing meals and spending time together gathered around the kitchen island with a double sink. The spacious Bedroom 1 suite is located off the living room and includes a large walk-in closet and a relaxing spa-like walk-in shower. 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

• Walk-in closet
• Modern finishes
• Kitchen island

Tags

• MODERN FINISHES
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• EXTRA-LARGE PANTRY
• KITCHEN ISLAND
• WALK-IN CLOSET

🏗️ New construction. The $366,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $408,876.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $367k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• 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 (8.8% below list).
• Recommended offer: $323k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.7% 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.
• Zoned schools: Calallen Wood River El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 479 students, 54% FRL); Calallen Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 968 students, 53% FRL); Calallen H S (math 47% / reading 59%, grade C-, #437 of 1,632 statewide, top 27%, 1,180 students, 51% FRL).
• Market conditions: 230 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).
• At $3,345/mo this rent would consume 68% of the median local household income ($59k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 463 days — a 12% lower offer ($323k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,872 (12.0% 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 463 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $408,876
• List price: $366,900
• Delta: -10.27%
• 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
3545 Sepehr Lake Dr	0.07mi	4/2.0	2,152 (0%)	4mo	$390,785	$182	93
3505 Sepehr Lake Dr	0.09mi	4/2.0	2,152 (0%)	4mo	$415,510	$193	92
3537 Sahar Lake Dr	0.13mi	4/2.0	2,152 (0%)	4mo	$406,125	$189	90
3601 Sahar Lake Dr	0.12mi	4/2.0	2,152 (0%)	9mo	$412,083	$191	87
3541 Sahar Lake Dr	0.13mi	4/2.0	2,042 (-5%)	5mo	$372,645	$182	82
3554 Sepehr Lake Dr	0.09mi	4/3.0	2,042 (-5%)	4mo	$372,282	$182	80
3525 Sahar Lk	0.15mi	4/3.0	2,232 (+4%)	9mo	$419,000	$188	75
14910 Lake Athens Ave	0.42mi	4/2.0	2,174 (+1%)	7mo	$399,999	$184	73
14924 Sandy Creek Ct	0.72mi	4/2.0	2,055 (-4%)	7mo	$325,000	$158	53
3722 Lake Hawkins Ct	0.42mi	4/3.0	2,414 (+12%)	10mo	$405,000	$168	48
4129 Wood River Dr	0.72mi	3/2.0 (-1)	1,982 (-8%)	4mo	$305,000	$154	45
4125 Rapids Dr	0.66mi	3/3.0 (-1)	1,913 (-11%)	7mo	$215,000	$112	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-77,867
• Equity at exit: $60,965

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-82,616
• Equity at exit: $35,352

Cash invested: $114,485 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 9 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $362,835 ($174/sqft)
• Median days on market: 178 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78380

• Home prices YoY: -1.9%
• Active inventory: 230
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,345 medium
• Mortgage (P&I): −$2,144
• Tax est. 1.5%: −$511 /mo · $6,133/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-183

Break-even live

Break-even rent $3,577

Max offer price $382,381

Occupancy floor —

Sensitivity live

Price	-10% $99	-5% $-42	+0% $-183	+5% $-324	+10% $-466
Rent	-10% $-447	-5% $-315	+0% $-183	+5% $-51	+10% $81
Rate	-1.0pp $23	-0.5pp $-79	base $-183	+0.5pp $-289	+1.0pp $-397

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: $102,219
• Closing costs: $12,266
• Club membership (one-time): —
• 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	93d	1	1.27mi

Listing history 50 events

1. 2026-08-08
   days on market $366,900 Active 463 DOM
2. 2026-08-07
   days on market $366,900 Active 462 DOM
3. 2026-08-06
   days on market $366,900 Active 461 DOM
4. 2026-08-05
   days on market $366,900 Active 460 DOM
5. 2026-08-04
   days on market $366,900 Active 459 DOM
6. 2026-08-03
   days on market $366,900 Active 458 DOM
7. 2026-07-31
   days on market $366,900 Active 455 DOM
8. 2026-07-30
   days on market $366,900 Active 454 DOM
9. 2026-07-29
   days on market $366,900 Active 453 DOM
10. 2026-07-27
    days on market $366,900 Active 451 DOM
11. 2026-07-25
    days on market $366,900 Active 449 DOM
12. 2026-07-23
    days on market $366,900 Active 447 DOM
13. 2026-07-22
    days on market $366,900 Active 446 DOM
14. 2026-07-21
    days on market $366,900 Active 445 DOM
15. 2026-07-18
    days on market $366,900 Active 442 DOM
16. 2026-07-16
    days on market $366,900 Active 440 DOM
17. 2026-07-16
    days on market $366,900 Active 439 DOM
18. 2026-07-14
    days on market $366,900 Active 438 DOM
19. 2026-07-13
    days on market $366,900 Active 437 DOM
20. 2026-07-12
    days on market $366,900 Active 436 DOM
21. 2026-07-11
    days on market $366,900 Active 435 DOM
22. 2026-07-10
    days on market $366,900 Active 434 DOM
23. 2026-07-09
    days on market $366,900 Active 433 DOM
24. 2026-07-08
    days on market $366,900 Active 432 DOM
25. 2026-07-07
    days on market $366,900 Active 431 DOM
26. 2026-07-06
    days on market $366,900 Active 430 DOM
27. 2026-07-05
    days on market $366,900 Active 429 DOM
28. 2026-07-04
    days on market $366,900 Active 428 DOM
29. 2026-07-03
    days on market $366,900 Active 427 DOM
30. 2026-07-02
    days on market $366,900 Active 426 DOM
31. 2026-07-01
    days on market $366,900 Active 425 DOM
32. 2026-06-30
    days on market $366,900 Active 424 DOM
33. 2026-06-29
    days on market $366,900 Active 423 DOM
34. 2026-06-28
    days on market $366,900 Active 422 DOM
35. 2026-06-28
    days on market $366,900 Active 421 DOM
36. 2026-06-27
    days on market $366,900 Active 420 DOM
37. 2026-06-25
    days on market $366,900 Active 418 DOM
38. 2026-06-23
    days on market $366,900 Active 416 DOM
39. 2026-06-21
    days on market $366,900 Active 415 DOM
40. 2026-06-18
    days on market $366,900 Active 412 DOM
41. 2026-06-17
    days on market $366,900 Active 411 DOM
42. 2026-06-16
    days on market $366,900 Active 410 DOM
43. 2026-06-15
    days on market $366,900 Active 409 DOM
44. 2026-06-14
    days on market $366,900 Active 407 DOM
45. 2026-06-13
    days on market $366,900 Active 406 DOM
46. 2026-06-10
    days on market $366,900 Active 404 DOM
47. 2026-06-09
    days on market $366,900 Active 403 DOM
48. 2026-06-08
    days on market $366,900 Active 402 DOM
49. 2026-06-07
    days on market $366,900 Active 401 DOM
50. 2026-06-03
    days on market $366,900 Active 397 DOM

ⓘ 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 4/10 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: −$22,903
• − Property taxes: −$6,133
• − Insurance: −$2,044
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − Depreciation: −$11,895
• Taxable loss: −$9,258
• Est. tax savings @ 24.0%: +$2,222
• After-tax cash flow: $25/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance costs. ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value for potential buyers or renters. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Calallen Wood River El C+ TX #505/4,322 Nat'l #8,534/41,679 Middle Calallen West Int F TX #1,313/4,322 Nat'l #17,692/41,679 High Calallen H S C- TX #437/1,632 Nat'l #4,893/17,239

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

B Composite livability gradescore 78/100

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 · 418,037 people
• City population: 296,836
• Metro: Corpus Christi, TX
• Population (ZIP): 23,752
• Household income: $59,322
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 14% of renters

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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%

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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%

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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

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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

-5.4% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $366,900 Zillow
• 2025-05-02 Listed $387,900 Zillow