13109 Deepwater · Corpus Christi, TX 78410

$155,000

3 bd · 2.0 ba · 1,197 sqft · SingleFamily public records · 31 Days on market

Built 1987 5,049 sqft lot $129/sqft · 18% below area Est $192k · 19% under

---

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
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE LIVING W/ CATHEDRAL CEILING. BUILT-IN CABINETS ON BOTH SIDES OF FIREPLACE, COUNTRY KITCHEN, LAUNDRY ROOM, SECURITY SYSTEM(NOT ON) LARGE WALK-IN CLOSET IN MASTER. A LOT OF HOUSE FOR THE MONEY! ALL ELECTRIC, CEILING FANS IN ALL ROOMS. IN CUL-DE-SAC ON QUIET STREET!

Key facts

• Large oversized lot
• Quiet cul-de-sac
• 5,049 sq ft lot

Tags

• QUIET CUL-DE-SAC
• LARGE OVERSIZED LOT
• COZY WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 335 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $155k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 7.1

CMA / ARV

• ARV (median comp): $191,754
• List price: $155,000
• Delta: -19.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13201 Oglethorpe Dr	0.14mi	3/2.0	1,193 (-0%)	5mo	$179,900	$151	89
3830 Brookhill Dr	0.08mi	3/2.0	1,159 (-3%)	4mo	$186,000	$160	88
3726 Sunnyville Dr	0.19mi	3/2.0	1,162 (-3%)	1mo	$196,000	$169	86
13205 Hearn Rd	0.15mi	3/3.0	1,262 (+5%)	5mo	$135,000	$107	76
3625 Rushing Blvd	0.41mi	3/1.5	1,179 (-2%)	1mo	$100,000	$85	75
3606 Perry	0.47mi	3/2.0	1,209 (+1%)	9mo	$212,990	$176	69
3505 Rebecca Dr	0.49mi	3/2.0	1,209 (+1%)	10mo	$212,990	$176	67
3605 Rebecca Dr	0.48mi	3/2.0	1,209 (+1%)	11mo	$212,490	$176	67
3241 El Dorado Dr	0.73mi	3/2.0	1,204 (+1%)	6mo	$255,000	$212	60

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-16,061
• Equity at exit: $23,111

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-6,949
• Equity at exit: $13,402

Cash invested: $43,400 (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: 335
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$383 /mo · $4,595/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $169

Break-even live

Break-even rent $1,595

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $257	-5% $213	+0% $169	+5% $125	+10% $81
Rent	-10% $26	-5% $97	+0% $169	+5% $240	+10% $312
Rate	-1.0pp $247	-0.5pp $208	base $169	+0.5pp $129	+1.0pp $88

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13665 Teague Ln Corpus Christi, TX	2.0	2.0	1214	$1,550	$1.28	14d	1	0.64mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	44d	1	1.27mi
5317 Avenue C Corpus Christi, TX	3.0	2.0	1161	$1,725	$1.49	14d	1	1.31mi

Listing history 10 events

1. 2026-06-21
   statusdays on market $155,000 Pending 31 DOM
2. 2026-06-03
   days on market $155,000 Active 29 DOM
3. 2026-06-02
   days on market $155,000 Active 28 DOM
4. 2026-06-01
   days on market $155,000 Active 27 DOM
5. 2026-05-31
   days on market $155,000 Active 26 DOM
6. 2026-05-30
   days on market $155,000 Active 25 DOM
7. 2026-05-04
   listed $155,000 Active 555-char remark
8. 1998-12-17
   soldstatus 269-char remark

   Show marketing remark (269 chars)

   LARGE LIVING W/ CATHEDRAL CEILING. BUILT-IN CABINETS ON BOTH SIDES OF FIREPLACE, COUNTRY KITCHEN, LAUNDRY ROOM, SECURITY SYSTEM(NOT ON) LARGE WALK-IN CLOSET IN MASTER. A LOT OF HOUSE FOR THE MONEY! ALL ELECTRIC, CEILING FANS IN ALL ROOMS. IN CUL-DE-SAC ON QUIET STREET!

9. 1998-12-17
   soldstatus $71,340

   Show marketing remark (269 chars)

   LARGE LIVING W/ CATHEDRAL CEILING. BUILT-IN CABINETS ON BOTH SIDES OF FIREPLACE, COUNTRY KITCHEN, LAUNDRY ROOM, SECURITY SYSTEM(NOT ON) LARGE WALK-IN CLOSET IN MASTER. A LOT OF HOUSE FOR THE MONEY! ALL ELECTRIC, CEILING FANS IN ALL ROOMS. IN CUL-DE-SAC ON QUIET STREET!

10. 1998-11-09
    listed $69,900 269-char remark

    Show marketing remark (269 chars)

    LARGE LIVING W/ CATHEDRAL CEILING. BUILT-IN CABINETS ON BOTH SIDES OF FIREPLACE, COUNTRY KITCHEN, LAUNDRY ROOM, SECURITY SYSTEM(NOT ON) LARGE WALK-IN CLOSET IN MASTER. A LOT OF HOUSE FOR THE MONEY! ALL ELECTRIC, CEILING FANS IN ALL ROOMS. IN CUL-DE-SAC ON QUIET STREET!

ⓘ 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: $4,595 · $383/mo
• Projected year-2 tax: $4,595 · $383/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 3/10 Moderate
• 🌡 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: $21,708
• − Mortgage interest: −$8,682
• − Property taxes: −$4,595
• − Insurance: −$775
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,509
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,104/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

+2.1% since first listed

3 events — show timeline

• 1998-12-17 Sold (Public Records) $71,340 Public Records
• 1998-12-17 Sold (MLS) — CBMLS
• 1998-11-09 Listed $69,900 CBMLS

Property tax history

+3.7%/yr

Latest (2025): $4,595 · +11.8% YoY. Source: county tax records.