11926 Blueridge Moutains Dr · Corpus Christi, TX 78410

$189,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 70 Days on market

Built 1980 6,090 sqft lot $131/sqft · 13% below area Est $216k · 13% under

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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 +13.2/15.0
• Cash flow +13.0/30.0
• 1% rule +5.4/10.0
• DSCR +3.9/10.0
• 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

Located in the desirable Calallen area, this inviting 3 bedroom, 2 bath home is ready for its next owner. The thoughtfully designed layout features a spacious primary bedroom on the first floor, with two additional bedrooms upstairs each complete with walk-in closets. The cozy living room showcases a charming brick fireplace, perfect for gathering during the holidays. Just steps away, the kitchen offers convenience and style with plenty of cabinet space and a breakfast bar. Outside, an extended driveway provides plenty of extra parking space, ideal for an RV or boat. Don’t miss your opportunity to make this home yours. Enjoy easy access to the highway, schools, shopping, and dining.

Key facts

• 6,090 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $80k; list at $189k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% 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 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 8.0

CMA / ARV

• ARV (median comp): $216,334
• List price: $189,000
• Delta: -12.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4113 Sierra St	0.18mi	3/2.0	1,393 (-4%)	3mo	$214,900	$154	83
11805 Night Hawk	0.32mi	3/2.0	1,492 (+3%)	6mo	$229,990	$154	75
11817 Jacob St	0.54mi	3/2.0	1,443 (-0%)	2mo	$205,000	$142	72
12026 Mochi Way	0.29mi	3/2.0	1,538 (+6%)	5mo	$275,000	$179	72
11805 Chamizal St	0.36mi	3/2.0	1,540 (+6%)	5mo	$124,000	$81	69
11610 Agua Dulce Creek Dr	0.53mi	3/2.0	1,429 (-1%)	8mo	$229,500	$161	67
11609 Indio Crk	0.63mi	3/2.0	1,469 (+2%)	2mo	$255,000	$174	66
3930 Dunstain St	0.41mi	3/2.0	1,240 (-14%)	3mo	$169,000	$136	54
11533 Pintas Crk	0.70mi	3/2.0	1,536 (+6%)	6mo	$270,000	$176	52
11602 El Gato Crk	0.51mi	4/2.0 (+1)	1,609 (+11%)	6mo	$165,000	$103	48
11941 Yellow Oak Ave	0.71mi	3/2.0	1,318 (-9%)	7mo	$234,900	$178	46
3737 Velda	0.62mi	4/3.0 (+1)	1,665 (+15%)	2mo	$285,000	$171	36

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-33,107
• Equity at exit: $28,181

10-year hold

• IRR: -12.4%
• Equity multiple: 0.30×
• Total profit: $-36,954
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$991
• Tax from tax record: −$490 /mo · $5,881/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-11

Break-even live

Break-even rent $1,975

Max offer price $187,130

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $43	+0% $-11	+5% $-64	+10% $-118
Rent	-10% $-166	-5% $-88	+0% $-11	+5% $67	+10% $144
Rate	-1.0pp $85	-0.5pp $37	base $-11	+0.5pp $-60	+1.0pp $-109

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	45d	1	0.26mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	22d	1	0.52mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	15d	1	0.99mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	45d	1	1.04mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	15d	1	1.40mi
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	15d	1	1.43mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	15d	1	1.49mi

Listing history 22 events

1. 2026-06-10
   days on market $189,000 Active 70 DOM
2. 2026-06-09
   days on market $189,000 Active 69 DOM
3. 2026-06-08
   days on market $189,000 Active 68 DOM
4. 2026-06-07
   days on market $189,000 Active 67 DOM
5. 2026-06-03
   days on market $189,000 Active 63 DOM
6. 2026-06-02
   days on market $189,000 Active 62 DOM
7. 2026-06-01
   days on market $189,000 Active 61 DOM
8. 2026-05-31
   days on market $189,000 Active 60 DOM
9. 2026-05-30
   days on market $189,000 Active 59 DOM
10. 2026-05-07
    price $189,000 697-char remark

    Show marketing remark (697 chars)

    Located in the desirable Calallen area, this inviting 3 bedroom, 2 bath home is ready for its next owner. The thoughtfully designed layout features a spacious primary bedroom on the first floor, with two additional bedrooms upstairs each complete with walk-in closets. The cozy living room showcases a charming brick fireplace, perfect for gathering during the holidays. Just steps away, the kitchen offers convenience and style with plenty of cabinet space and a breakfast bar. Outside, an extended driveway provides plenty of extra parking space, ideal for an RV or boat. Don’t miss your opportunity to make this home yours. Enjoy easy access to the highway, schools, shopping, and dining.

11. 2026-04-01
    listed $195,000 Active 697-char remark

    Show marketing remark (697 chars)

    Located in the desirable Calallen area, this inviting 3 bedroom, 2 bath home is ready for its next owner. The thoughtfully designed layout features a spacious primary bedroom on the first floor, with two additional bedrooms upstairs each complete with walk-in closets. The cozy living room showcases a charming brick fireplace, perfect for gathering during the holidays. Just steps away, the kitchen offers convenience and style with plenty of cabinet space and a breakfast bar. Outside, an extended driveway provides plenty of extra parking space, ideal for an RV or boat. Don’t miss your opportunity to make this home yours. Enjoy easy access to the highway, schools, shopping, and dining.

12. 2020-02-29
    historical 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

13. 2020-02-28
    soldstatus Closed 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

14. 2020-02-28
    soldstatus

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

15. 2020-02-18
    status Pending 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

16. 2020-02-07
    historical Active Under Contract 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

17. 2020-01-01
    status Active 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

18. 2019-11-24
    status Pending 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

19. 2019-11-15
    historical Option Period 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

20. 2019-10-19
    listed $169,900 Active 697-char remark

    Show marketing remark (697 chars)

    Here's your new home! Located in the Calallen area, this 3 bedroom, 2 bath home is ready for you to call it your own. This home offers a great layout with master bedroom downstairs and two additional bedrooms upstairs, each with walk in closets. The living room offers a beautiful brick fireplace ready to be used for the holidays. The kitchen is right off of the living room which comes with new stainless steel double oven, dishwasher and refrigerator. Recent carpet in the bedrooms, roof a few years old, garage door replaced recently, and A/C unit with transferable warranty. You'll also appreciate the extended driveway for added parking or RV/boat. Don't wait too long or you might miss out.

21. 2009-03-01
    listed $119,900
22. 2001-02-21
    soldstatus $80,145

ⓘ 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: $5,881 · $490/mo
• Projected year-2 tax: $5,881 · $490/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $23,535
• − Mortgage interest: −$10,587
• − Property taxes: −$5,881
• − Insurance: −$945
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,498
• Taxable loss: −$3,142
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $627/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

+135.8% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $189,000 CBMLS
• 2026-04-01 Listed $195,000 CBMLS
• 2020-02-29 Delisted — CBMLS
• 2020-02-28 Sold (Public Records) — Public Records
• 2020-02-28 Sold (MLS) — CBMLS
• 2020-02-18 Pending — CBMLS
• 2020-02-07 Contingent — CBMLS
• 2020-01-01 Relisted — CBMLS
• 2019-11-24 Pending — CBMLS
• 2019-11-15 Contingent — CBMLS
• 2019-10-19 Listed $169,900 CBMLS
• 2009-03-01 Listed $119,900 CBMLS
• 2001-02-21 Sold (Public Records) $80,145 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,881 · +10.5% YoY. Source: county tax records.