2142 Shady Oak St · Corpus Christi, TX 78409

$231,999

4 bd · 2.0 ba · 3,153 sqft · SingleFamily public records · 181 Days on market

Built 2024 4,356 sqft lot $74/sqft · 54% below area Est $266k · 13% under ↓ 43% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $232k).
• Recommended offer: $204k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Flour Bluff ISD (urban): math 43% / reading 51% proficiency, ranked #209 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.1% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $65k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $39k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,159 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.60% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $265,999
• List price: $231,999
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2158 Shadi St	0.05mi	4/3.0	3,203 (+2%)	6mo	$660,000	$206	86
2118 Rufus St	0.10mi	4/3.0	3,156 (+0%)	14mo	$697,500	$221	80
2190 Arman St	0.16mi	4/3.0	3,480 (+10%)	22mo	$709,000	$204	53
1901 Ramfield Rd	0.61mi	4/2.5	2,903 (-8%)	9mo	$699,900	$241	49
2150 Rufus St	0.08mi	5/3.5 (+1)	3,557 (+13%)	20mo	$773,000	$217	47
3525 Black Oak Dr	0.57mi	4/3.5	3,314 (+5%)	21mo	$595,000	$180	42
3501 Scarlet Oak	0.46mi	5/3.0 (+1)	2,765 (-12%)	15mo	$399,900	$145	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.75×
• Total profit: $113,803
• Equity at exit: $106,094

10-year hold

• IRR: 31.0%
• Equity multiple: 5.39×
• Total profit: $285,277
• Equity at exit: $164,900

Cash invested: $64,960 (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 78409

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,702 medium
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,480/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $1,321

Break-even live

Break-even rent $2,029

Max offer price $231,999

Occupancy floor 59%

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 Newcastle Dr Corpus Christi, TX	5.0	3.5	3259	$4,000	$1.23	43d	1	0.61mi
7926 Doctor Strange Dr Corpus Christi, TX	4.0	3.0	2196	$2,400	$1.09	21d	1	1.44mi
7702 Hulk Dr Corpus Christi, TX	4.0	3.0	2373	$4,000	$1.69	43d	1	1.46mi

Listing history 44 events

1. 2026-06-13
   status $231,999 Pending 181 DOM
2. 2026-06-10
   days on market $231,999 Active 181 DOM
3. 2026-06-09
   days on market $231,999 Active 180 DOM
4. 2026-06-08
   days on market $231,999 Active 179 DOM
5. 2026-06-07
   days on market $231,999 Active 178 DOM
6. 2026-06-03
   days on market $231,999 Active 174 DOM
7. 2026-06-02
   days on market $231,999 Active 173 DOM
8. 2026-06-01
   statusdays on market $231,999 Active 172 DOM
9. 2026-05-31
   days on market $231,999 Price Change 171 DOM
10. 2026-05-30
    days on market $231,999 Price Change 170 DOM
11. 2026-05-20
    price $234,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

12. 2026-05-12
    price $239,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

13. 2026-05-10
    price $239,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

14. 2026-05-06
    price $259,999 414-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

15. 2026-05-06
    price $259,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

16. 2026-04-22
    price $262,999 414-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

17. 2026-04-22
    price $262,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

18. 2026-04-17
    price $242,999 414-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

19. 2026-04-17
    price $242,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

20. 2026-04-11
    status Active 414-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

21. 2026-04-11
    price $246,999 414-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

22. 2026-04-11
    price $246,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

23. 2026-04-10
    historical 414-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

24. 2026-04-10
    price $248,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

25. 2026-04-09
    listed $270,999 Active 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

26. 2026-03-24
    price $270,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

27. 2026-03-18
    price $269,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

28. 2026-02-11
    price $268,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

29. 2026-02-04
    price $267,999 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

30. 2025-12-11
    listed $266,999 New 484-char remark

    Show marketing remark (484 chars)

    The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change.

31. 2020-03-10
    historical
32. 2020-03-10
    soldstatus
33. 2020-03-09
    soldstatus Closed
34. 2020-02-19
    status Pending
35. 2020-02-13
    historical Active Under Contract
36. 2020-01-14
    price $447,500
37. 2019-11-21
    price $457,000
38. 2019-11-15
    listed $464,999 Active
39. 2016-11-08
    soldstatus
40. 2016-04-18
    historical
41. 2016-04-18
    soldstatus Closed
42. 2016-03-17
    status Pending
43. 2016-02-18
    price $399,900
44. 2015-11-24
    listed $409,900 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 41% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $44,418
• − Mortgage interest: −$12,996
• − Property taxes: −$3,480
• − Insurance: −$1,160
• − Repairs & maintenance: −$3,553
• − Management: −$3,553
• − Depreciation: −$6,749
• Taxable income: $12,927
• Est. tax owed @ 24.0%: −$3,102
• After-tax cash flow: $12,748/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: Flour Bluff ISD
• NCES district ID: 4819380
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,162
• Composite: 40.96/100
• National rank: #3604
• State rank: #209 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
• City population: 296,836
• Population (ZIP): 2,504

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 43% White 25% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 1%
• Foreign-born: 14% · Canada, Guatemala
• Languages at home: 60% English-only · Spanish 39%

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: ▲ 3.14%
• Current HPI: 164.8665
• 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

-42.7% since first listed

34 events — show timeline

• 2026-05-20 Price Changed $234,999 Zillow
• 2026-05-12 Price Changed $239,999 LERA
• 2026-05-10 Price Changed $239,999 Zillow
• 2026-05-06 Price Changed $259,999 Zillow
• 2026-05-06 Price Changed $259,999 LERA
• 2026-04-22 Price Changed $262,999 Zillow
• 2026-04-22 Price Changed $262,999 LERA
• 2026-04-17 Price Changed $242,999 Zillow
• 2026-04-17 Price Changed $242,999 LERA
• 2026-04-11 Relisted — Zillow
• 2026-04-11 Price Changed $246,999 Zillow
• 2026-04-11 Price Changed $246,999 LERA
• 2026-04-10 Delisted — Zillow
• 2026-04-10 Price Changed $248,999 LERA
• 2026-04-09 Listed $270,999 Zillow
• 2026-03-24 Price Changed $270,999 LERA
• 2026-03-18 Price Changed $269,999 LERA
• 2026-02-11 Price Changed $268,999 LERA
• 2026-02-04 Price Changed $267,999 LERA
• 2025-12-11 Listed $266,999 LERA
• 2020-03-10 Delisted — CBMLS
• 2020-03-10 Sold (Public Records) — Public Records
• 2020-03-09 Sold (MLS) — CBMLS
• 2020-02-19 Pending — CBMLS
• 2020-02-13 Contingent — CBMLS
• 2020-01-14 Price Changed $447,500 CBMLS
• 2019-11-21 Price Changed $457,000 CBMLS
• 2019-11-15 Listed $464,999 CBMLS
• 2016-11-08 Sold (Public Records) — Public Records
• 2016-04-18 Delisted — CBMLS
• 2016-04-18 Sold (MLS) — CBMLS
• 2016-03-17 Pending — CBMLS
• 2016-02-18 Price Changed $399,900 CBMLS
• 2015-11-24 Listed $409,900 CBMLS

Property tax history

+29.7%/yr

Latest (2025): $12,954 · +14.7% YoY. Source: county tax records.