3810 Dunstain St · Corpus Christi, TX 78410

$229,900

3 bd · 2.0 ba · 1,315 sqft · SingleFamily · 17 Days on market

Built 1996 6,459 sqft lot $175/sqft · at area comps Est $227k · at est.

---

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 +12.4/30.0
• ARV discount +6.8/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

Key facts

• Security system
• Tile flooring
• Brick veneer

Tags

• BRICK VENEER
• MATURE SHADE TREES
• FRONT GARDEN AREA
• SECURITY SYSTEM
• TILE FLOORING
• LAMINATE WOOD

Property features AI

Finance

• HOA & community: Short term rentals allowed; Gutters noted as community feature

Exterior

• Parking: Attached front-entry garage; 2 covered garage spaces
• Security: Leased security system; Security system
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Slab foundation; Shingle roof; Brick construction
• Construction: Built with brick; Shingle roof; Slab foundation; 1 story
• Exterior features: Deck; Covered and open patio/porch; Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Brick
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Brick flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (18.2% below list).
• Recommended offer: $188k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 7 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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.
• Current owner paid $79k; list at $230k implies a 191% 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 $187,974 (18.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $226,606
• List price: $229,900
• Delta: 1.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3930 Dunstain St	0.15mi	3/2.0	1,240 (-6%)	3mo	$169,000	$136	81
11817 Jacob St	0.09mi	3/2.0	1,443 (+10%)	2mo	$205,000	$142	78
4113 Sierra St	0.35mi	3/2.0	1,393 (+6%)	3mo	$214,900	$154	71
11609 Indio Crk	0.21mi	3/2.0	1,469 (+12%)	2mo	$255,000	$174	69
9541 Danish Oak Dr	0.66mi	3/2.0	1,263 (-4%)	7mo	$274,490	$217	57
11805 Night Hawk	0.36mi	3/2.0	1,492 (+14%)	6mo	$229,990	$154	56
9525 Danish Oak Dr	0.66mi	3/2.0	1,412 (+7%)	4mo	$290,700	$206	54
3201 Firebird Dr	0.66mi	3/2.0	1,474 (+12%)	4mo	$242,999	$165	46
3133 Savannah Dr	0.66mi	3/2.0	1,474 (+12%)	7mo	$250,999	$170	43
9522 Danish Oak Dr	0.66mi	3/2.0	1,501 (+14%)	4mo	$301,125	$201	42
9533 Danish Oak Dr	0.66mi	3/2.0	1,501 (+14%)	6mo	$302,250	$201	41
9530 Danish Oak Dr	0.66mi	3/2.0	1,501 (+14%)	7mo	$289,750	$193	40

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-41,680
• Equity at exit: $34,279

10-year hold

• IRR: -13.1%
• Equity multiple: 0.27×
• Total profit: $-47,242
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-39

Break-even live

Break-even rent $1,930

Max offer price $222,953

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $26	+0% $-39	+5% $-104	+10% $-169
Rent	-10% $-188	-5% $-114	+0% $-39	+5% $35	+10% $109
Rate	-1.0pp $76	-0.5pp $19	base $-39	+0.5pp $-99	+1.0pp $-160

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	22d	1	0.31mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	45d	1	0.34mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	15d	1	0.57mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	45d	1	0.62mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	15d	1	1.36mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	15d	1	1.38mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	15d	1	1.41mi

Listing history 14 events

1. 2016-10-25
   historical 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

2. 2016-10-25
   soldstatus

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

3. 2016-10-24
   soldstatus Closed 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

4. 2016-09-23
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

5. 2016-09-13
   historical Option Period 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

6. 2016-08-25
   status Active 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

7. 2016-08-17
   historical Option Period 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

8. 2016-08-09
   listed $155,000 Active 291-char remark

   Show marketing remark (291 chars)

   Charming, well-maintained home in highly desirable Calallen ISD. You will love open feel and the spacious bedrooms and closets. Formal dining can be used as an office or second living room. Enjoy the covered patio with plenty of room for relaxing. Come see this house, it will not last long!

9. 2007-09-19
   soldstatus
10. 2007-09-17
    soldstatus 356-char remark

    Show marketing remark (356 chars)

    Don't wait. .. Set a closing date!!! Pride of ownership shows in this well maintained 3-2-2. Split bedrooms, wood burning fireplace for those cozy nights, Extra space for your home office, Inside and outside A/C units replaced last year, Beautiful tile flooring. And for the man that loves to tinker, this home features a 12 X 20 workshop in the back yard.

11. 2007-07-05
    listed $121,500 356-char remark

    Show marketing remark (356 chars)

    Don't wait. .. Set a closing date!!! Pride of ownership shows in this well maintained 3-2-2. Split bedrooms, wood burning fireplace for those cozy nights, Extra space for your home office, Inside and outside A/C units replaced last year, Beautiful tile flooring. And for the man that loves to tinker, this home features a 12 X 20 workshop in the back yard.

12. 2004-02-01
    listed $105,900
13. 1996-09-24
    soldstatus $78,937
14. 1996-06-01
    listed $84,900

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$1,532/yr (+$128/mo · 57.3%)

ⓘ 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 1/10 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: $22,557
• − Mortgage interest: −$12,878
• − Property taxes: −$2,675
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$6,688
• Taxable loss: −$4,443
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $594/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

+170.8% since first listed

17 events — show timeline

• 2026-05-23 Pending — CBMLS
• 2026-05-14 Delisted — CBMLS
• 2026-04-27 Listed $229,900 CBMLS
• 2016-10-25 Delisted — CBMLS
• 2016-10-25 Sold (Public Records) — Public Records
• 2016-10-24 Sold (MLS) — CBMLS
• 2016-09-23 Pending — CBMLS
• 2016-09-13 Contingent — CBMLS
• 2016-08-25 Relisted — CBMLS
• 2016-08-17 Contingent — CBMLS
• 2016-08-09 Listed $155,000 CBMLS
• 2007-09-19 Sold (Public Records) — Public Records
• 2007-09-17 Sold (MLS) — CBMLS
• 2007-07-05 Listed $121,500 CBMLS
• 2004-02-01 Listed $105,900 CBMLS
• 1996-09-24 Sold (Public Records) $78,937 Public Records
• 1996-06-01 Listed $84,900 CBMLS

Property tax history

-1.4%/yr

Latest (2025): $2,675 · +11.8% YoY. Source: county tax records.