4313 Wolf Creek Ct · Corpus Christi, TX 78410

$275,000

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 38 Days on market

Built 1982 7,701 sqft lot $156/sqft · 7% below area Est $295k · 7% under $42/mo HOA · 2% of rent

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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).

• ARV discount +10.5/15.0
• Cash flow +10.0/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Wood River home has unique multi-level floor plan, 3 large bedrooms, 2 dining areas and a large living area. The home has fresh interior paint, pretty landscaping, and a nice size fenced back yard.

Key facts

• 7,701 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $500 covering common areas

Exterior

• Parking: Attached front-entry garage; 2 covered garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Shingle roof; Brick construction; Slab foundation
• Construction: Brick exterior; Shingle roof; Slab foundation; Built with one story
• Exterior features: Open patio; Wood fencing; Subdivided lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Garbage disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace; Smoke detector(s)
• 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 $275k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.6% below list).
• Recommended offer: $238k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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); 316 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 36% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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 $100k; list at $275k implies a 175% 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 $237,525 (13.6% 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 38 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 9.6

CMA / ARV

• ARV (median comp): $294,801
• List price: $275,000
• Delta: -6.72%
• 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
15406 Big Cyprus	0.40mi	3/2.0	1,720 (-3%)	0mo	$289,500	$168	76
14905 Red River Dr	0.17mi	3/2.5	1,938 (+10%)	2mo	$334,000	$172	72
4401 Wood River Dr	0.19mi	3/2.0	1,957 (+11%)	2mo	$319,000	$163	72
4326 Clear Fork Ct	0.06mi	3/2.0	2,028 (+15%)	2mo	$264,000	$130	71
14929 Red River Dr	0.20mi	4/2.0 (+1)	1,889 (+7%)	4mo	$249,900	$132	71
4318 Pecan Bayou Ct	0.12mi	4/2.0 (+1)	1,965 (+11%)	6mo	$275,000	$140	66
4417 Ballad Tree Dr	0.49mi	4/2.0 (+1)	1,703 (-4%)	2mo	$274,500	$161	64
4129 Wood River Dr	0.29mi	3/2.0	1,982 (+12%)	3mo	$305,000	$154	64
14729 Powell Dr	0.37mi	4/2.0 (+1)	1,634 (-8%)	1mo	$269,500	$165	64
4125 Rapids Dr	0.35mi	3/3.0	1,913 (+8%)	5mo	$215,000	$112	62
15418 Big Cyprus	0.42mi	3/2.0	1,576 (-11%)	5mo	$267,500	$170	58
4146 Cross River Dr	0.66mi	3/2.0	1,953 (+10%)	2mo	$342,000	$175	50

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-57,373
• Equity at exit: $41,003

10-year hold

• IRR: -18.3%
• Equity multiple: 0.06×
• Total profit: $-72,710
• Equity at exit: $23,777

Cash invested: $77,000 (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: 316
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$443 /mo · $5,315/yr
• Insurance: −$115
• HOA: −$42
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-165

Break-even live

Break-even rent $2,584

Max offer price $245,819

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.25mi
4022 Wood River Dr Unit 2C Corpus Christi, TX	2.0	2.0	1307	$1,700	$1.30	14d	1	0.45mi
4301 Catfish Dr Corpus Christi, TX	3.0	2.0	1822	$2,050	$1.13	14d	1	1.36mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: landscaping

Listing history 29 events

1. 2026-06-18
   days on market $275,000 Active 38 DOM
2. 2026-06-17
   days on market $275,000 Active 37 DOM
3. 2026-06-16
   days on market $275,000 Active 36 DOM
4. 2026-06-15
   days on market $275,000 Active 35 DOM
5. 2026-06-14
   days on market $275,000 Active 33 DOM
6. 2026-06-13
   days on market $275,000 Active 32 DOM
7. 2026-06-10
   days on market $275,000 Active 30 DOM
8. 2026-06-09
   days on market $275,000 Active 29 DOM
9. 2026-06-08
   days on market $275,000 Active 28 DOM
10. 2026-06-07
    days on market $275,000 Active 27 DOM
11. 2026-06-03
    days on market $275,000 Active 23 DOM
12. 2026-06-02
    days on market $275,000 Active 22 DOM
13. 2026-06-01
    days on market $275,000 Active 21 DOM
14. 2026-05-31
    days on market $275,000 Active 20 DOM
15. 2026-05-30
    days on market $275,000 Active 19 DOM
16. 2026-05-11
    listed $275,000 Active 673-char remark
17. 2014-09-30
    soldstatus
18. 2014-09-29
    soldstatus 204-char remark

    Show marketing remark (204 chars)

    Lovely Wood River home has unique multi-level floor plan, 3 large bedrooms, 2 dining areas and a large living area. The home has fresh interior paint, pretty landscaping, and a nice size fenced back yard.

19. 2014-05-13
    listed $159,900 204-char remark

    Show marketing remark (204 chars)

    Lovely Wood River home has unique multi-level floor plan, 3 large bedrooms, 2 dining areas and a large living area. The home has fresh interior paint, pretty landscaping, and a nice size fenced back yard.

20. 2011-08-30
    soldstatus
21. 2011-07-27
    soldstatus

    Show marketing remark (206 chars)

    LOVELY, IMMACULATE , HOME NESTLED IN THE COMMUNITY OF WOOD RIVER SUBD ON QUIET CUL-DE-SAC READY TO MOVE INTO. CALALLEN SCHOOLS AND ACCESS TO ASSOCIATION AMENITIES; POOL, PLAYGROUND, GOLF & CLUBHOUSE.

22. 2011-01-28
    listed $139,900

    Show marketing remark (206 chars)

    LOVELY, IMMACULATE , HOME NESTLED IN THE COMMUNITY OF WOOD RIVER SUBD ON QUIET CUL-DE-SAC READY TO MOVE INTO. CALALLEN SCHOOLS AND ACCESS TO ASSOCIATION AMENITIES; POOL, PLAYGROUND, GOLF & CLUBHOUSE.

23. 2000-02-29
    soldstatus
24. 2000-02-29
    soldstatus $100,000
25. 2000-01-04
    listed $103,900
26. 1999-01-23
    listed $115,500
27. 1997-01-07
    listed $119,900
28. 1995-08-18
    soldstatus
29. 1995-05-02
    listed $109,900

ⓘ 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: $5,315 · $443/mo
• Projected year-2 tax: $5,315 · $443/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 4/10 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: $28,503
• − Mortgage interest: −$15,404
• − Property taxes: −$5,315
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$504
• − Depreciation: −$8,000
• Taxable loss: −$6,656
• Est. tax savings @ 24.0%: +$1,597
• After-tax cash flow: $-385/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

+150.2% since first listed

14 events — show timeline

• 2026-05-11 Listed $275,000 CBMLS
• 2014-09-30 Sold (Public Records) — Public Records
• 2014-09-29 Sold (MLS) — CBMLS
• 2014-05-13 Listed $159,900 CBMLS
• 2011-08-30 Sold (Public Records) — Public Records
• 2011-07-27 Sold (MLS) — CBMLS
• 2011-01-28 Listed $139,900 CBMLS
• 2000-02-29 Sold (Public Records) $100,000 Public Records
• 2000-02-29 Sold (MLS) — CBMLS
• 2000-01-04 Listed $103,900 CBMLS
• 1999-01-23 Listed $115,500 CBMLS
• 1997-01-07 Listed $119,900 CBMLS
• 1995-08-18 Sold (MLS) — CBMLS
• 1995-05-02 Listed $109,900 CBMLS

Property tax history

+1.9%/yr

Latest (2025): $5,315 · -3.7% YoY. Source: county tax records.