2524 Tierra Oriente · Tierra Grande, TX 78415

$154,900

3 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 524 Days on market

Built 1983 1.24 ac lot $90/sqft · 43% below area Est $275k · 44% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country residence featuring 3 bedrooms and 2 bathrooms, situated near the London area on a 1.24-acre lot. While it requires some modernization, it presents an excellent opportunity to personalize the space. There is ample room available for pets.

Key facts

• 1.24 acre lot
• Garage
• Built 1983

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 $85 ($1k/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: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,462 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools F, amenities 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: Rents rising (+2.3%/yr); 417 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 524 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $76k; list at $155k implies a 102% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 524 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (median comp): $274,898
• List price: $154,900
• Delta: -43.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-20,672
• Equity at exit: $23,096

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-15,071
• Equity at exit: $13,393

Cash invested: $43,372 (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 78415

• Rents YoY: 2.3%
• Active inventory: 417
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$338 /mo · $4,058/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $85

Break-even live

Break-even rent $1,538

Max offer price $154,900

Occupancy floor 90%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $154,900 Active 524 DOM
2. 2026-06-17
   days on market $154,900 Active 523 DOM
3. 2026-06-16
   days on market $154,900 Active 522 DOM
4. 2026-06-15
   days on market $154,900 Active 521 DOM
5. 2026-06-14
   days on market $154,900 Active 519 DOM
6. 2026-06-13
   days on market $154,900 Active 518 DOM
7. 2026-06-10
   days on market $154,900 Active 516 DOM
8. 2026-06-09
   days on market $154,900 Active 515 DOM
9. 2026-06-08
   days on market $154,900 Active 514 DOM
10. 2026-06-07
    days on market $154,900 Active 513 DOM
11. 2026-06-03
    days on market $154,900 Active 509 DOM
12. 2026-06-02
    days on market $154,900 Active 508 DOM
13. 2026-06-01
    days on market $154,900 Active 507 DOM
14. 2026-05-31
    days on market $154,900 Active 506 DOM
15. 2026-05-30
    days on market $154,900 Active 505 DOM
16. 2025-07-09
    price $154,900 246-char remark

    Show marketing remark (246 chars)

    Country residence featuring 3 bedrooms and 2 bathrooms, situated near the London area on a 1.24-acre lot. While it requires some modernization, it presents an excellent opportunity to personalize the space. There is ample room available for pets.

17. 2025-01-10
    listed $159,900 Active 246-char remark

    Show marketing remark (246 chars)

    Country residence featuring 3 bedrooms and 2 bathrooms, situated near the London area on a 1.24-acre lot. While it requires some modernization, it presents an excellent opportunity to personalize the space. There is ample room available for pets.

18. 2024-06-07
    soldstatus
19. 2024-06-04
    soldstatus Closed
20. 2024-05-17
    status Pending
21. 2024-05-16
    historical Active Under Contract
22. 2024-03-01
    price $274,500
23. 2023-12-04
    listed $159,900 Active
24. 2023-08-23
    price $284,500
25. 2023-08-23
    soldstatus
26. 2023-07-25
    price $289,000
27. 2023-05-24
    listed $109,990 Active
28. 2023-05-08
    listed $295,000 Active
29. 2022-10-17
    soldstatus
30. 2022-08-02
    soldstatus
31. 2022-07-27
    soldstatus
32. 2011-12-14
    soldstatus
33. 2009-03-03
    listed $125,000
34. 2004-02-13
    soldstatus
35. 2004-02-13
    soldstatus $76,500
36. 2003-07-16
    listed $89,900

ⓘ 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: $4,058 · $338/mo
• Projected year-2 tax: $4,058 · $338/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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 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: $19,752
• − Mortgage interest: −$8,677
• − Property taxes: −$4,058
• − Insurance: −$774
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,506
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $1,365/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 — Tierra Grande

• Score: 52/100
• State rank: #1462
• US rank: #25063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tierra Grande, TX
• County: Nueces County · 296,836 people
• Metro: Corpus Christi, TX
• Population (ZIP): 43,080
• Household income: $54,990
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1730.0

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: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 41% White 12% Black 3%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 9% · Canada
• Languages at home: 59% 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: ▼ -173.20%
• Current HPI: 158.011
• Rent YoY: ▲ 2.32%
• 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

+72.3% since first listed

21 events — show timeline

• 2025-07-09 Price Changed $154,900 CBMLS
• 2025-01-10 Listed $159,900 CBMLS
• 2024-06-07 Sold (Public Records) — Public Records
• 2024-06-04 Sold (MLS) — CBMLS
• 2024-05-17 Pending — CBMLS
• 2024-05-16 Contingent — CBMLS
• 2024-03-01 Price Changed $274,500 CBMLS
• 2023-12-04 Listed $159,900 CBMLS
• 2023-08-23 Price Changed $284,500 CBMLS
• 2023-08-23 Sold (Public Records) — Public Records
• 2023-07-25 Price Changed $289,000 CBMLS
• 2023-05-24 Listed $109,990 CBMLS
• 2023-05-08 Listed $295,000 CBMLS
• 2022-10-17 Sold (Public Records) — Public Records
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-07-27 Sold (Public Records) — Public Records
• 2011-12-14 Sold (Public Records) — Public Records
• 2009-03-03 Listed $125,000 CBMLS
• 2004-02-13 Sold (Public Records) $76,500 Public Records
• 2004-02-13 Sold (MLS) — CBMLS
• 2003-07-16 Listed $89,900 CBMLS

Property tax history

+7.5%/yr

Latest (2025): $4,058 · +60.1% YoY. Source: county tax records.