7909 Labrador Dr · Corpus Christi, TX 78414

$219,500

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 50 Days on market

Built 2003 5,558 sqft lot $198/sqft · at area comps Est $229k · at est.

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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).

• Cash flow +11.1/30.0
• ARV discount +9.3/15.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3 bedroom home is situated in a cul-d-sac in a peaceful neighborhood. The front door opens up to a welcoming living area and kitchen. The bedrooms and bathrooms are to the right side of the home. The kitchen has a door to give access to the backyard. The backyard is perfect for relaxing and/or letting your pet have running space. - Indoor pictures to come this week.

Key facts

• Access to backyard
• Cul-d-sac
• 5,558 sq ft lot

Tags

• CUL-D-SAC
• PEACEFUL NEIGHBORHOOD
• WELCOMING LIVING AREA
• ACCESS TO BACKYARD
• BACKYARD FOR RELAXING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (12.0% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Corpus Christi ISD (urban): math 31% / reading 35% proficiency, ranked #562 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 610 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 50 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $89k; list at $220k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $193,108 (12.0% 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 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.88% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (median comp): $228,520
• List price: $219,500
• Delta: -3.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7910 Labrador Dr	0.04mi	3/2.0	1,144 (+3%)	18mo	$234,900	$205	78
3201 Keltic Dr	0.08mi	3/2.0	1,243 (+12%)	3mo	$228,000	$183	73
3101 Saskatchewan Dr	0.05mi	3/2.0	1,222 (+10%)	10mo	$199,900	$164	72
3021 Manitoulin Island Dr	0.12mi	3/2.0	1,223 (+10%)	12mo	$219,900	$180	68
3033 Manitoulin Island Dr	0.10mi	3/2.0	1,256 (+14%)	14mo	$239,000	$190	61
3045 Chapel Creek Dr	0.68mi	3/2.0	1,233 (+11%)	22mo	$224,999	$182	30

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-43,233
• Equity at exit: $32,728

10-year hold

• IRR: -16.1%
• Equity multiple: 0.14×
• Total profit: $-52,830
• Equity at exit: $18,978

Cash invested: $61,460 (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 78414

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 610
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$373 /mo · $4,473/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-90

Break-even live

Break-even rent $2,045

Max offer price $203,646

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-28	+0% $-90	+5% $-152	+10% $-214
Rent	-10% $-242	-5% $-166	+0% $-90	+5% $-13	+10% $63
Rate	-1.0pp $21	-0.5pp $-34	base $-90	+0.5pp $-147	+1.0pp $-204

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3009 Las Brisas St Corpus Christi, TX	3.0	2.0	1487	$2,000	$1.34	14d	1	0.12mi
2842 Quebec Dr Corpus Christi, TX	3.0	2.0	1453	$2,200	$1.51	44d	1	0.41mi
8033 Cormorant Dr Corpus Christi, TX	3.0	2.0	1199	$2,100	$1.75	14d	1	0.74mi
7252 The Mansions Dr Unit G4 Corpus Christi, TX	2.0	2.0	1200	$1,450	$1.21	14d	1	0.74mi
7252 The Mansions Dr Unit H2 Corpus Christi, TX	3.0	2.0	1479	$1,850	$1.25	44d	1	0.74mi
7510 Wooldridge Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1148	$2,335	$2.03	44d	1	0.76mi
2230 Spoonbill Dr Corpus Christi, TX	3.0	2.0	1364	$2,000	$1.47	44d	1	0.76mi
7252 Mansions Dr Corpus Christi, TX	2.0	2.0	1200	$1,500	$1.25	44d	1	0.80mi
7252 Mansions Dr Unit D3 Corpus Christi, TX	2.0	2.0	1057	$1,600	$1.51	44d	1	0.80mi
7202 Mansions Dr Unit J3 1 Corpus Christi, TX	2.0	2.0	1057	$1,695	$1.60	44d	1	0.93mi
3310 Rodd Field Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	847	$1,629	$1.92	14d	35	0.99mi
2805 Summer Ridge Dr Corpus Christi, TX	3.0	2.0	1420	$1,800	$1.27	44d	1	1.17mi
7430 Cessna Dr Corpus Christi, TX	3.0	2.0	1370	$2,000	$1.46	44d	1	1.19mi
1966 Ennis Joslin Rd Corpus Christi, TX	2.0	2.0	986	$1,767	$1.79	14d	53	1.20mi
8206 Vetters Dr Corpus Christi, TX	2.0	1.0	780	$1,450	$1.86	14d	1	1.32mi
2706 Grace Cir Unit B Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	22d	1	1.41mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	14d	1	1.42mi
1750 Merriman Ave Corpus Christi, TX	2.0	1.0	795	$799	$1.01	44d	3	1.43mi

Listing history 17 events

1. 2026-06-15
   status $219,500 Pending 50 DOM
2. 2026-06-02
   days on market $219,500 Active 50 DOM
3. 2026-06-01
   days on market $219,500 Active 49 DOM
4. 2026-05-31
   days on market $219,500 Active 48 DOM
5. 2026-05-30
   days on market $219,500 Active 47 DOM
6. 2026-04-06
   listed $219,500 Active 383-char remark

   Show marketing remark (383 chars)

   This beautiful 3 bedroom home is situated in a cul-d-sac in a peaceful neighborhood. The front door opens up to a welcoming living area and kitchen. The bedrooms and bathrooms are to the right side of the home. The kitchen has a door to give access to the backyard. The backyard is perfect for relaxing and/or letting your pet have running space. - Indoor pictures to come this week.

7. 2019-01-07
   historical 716-char remark

   Show marketing remark (716 chars)

   Gorgeous property nestled in a Cul De Sac. Pool size yard! Featuring an open living and dining concept with laminate wood flooring throughout. Kitchen features granite counter tops and travertine back splash, breakfast bar, and a new stainless steel kitchen sink with disposal. Master bath features a granite counter top and guest bathroom has been upgraded with a new sink and fixtures. Garage has custom shelving and universal tool boards with a new garage door opener recently installed. The large backyard is perfect for entertaining family and friends. The 7" privacy fence was recently built, new hot water heater, and a NEW ROOF! Near schools, Scenic nature preserve trails, biking trails and fishing!

8. 2018-12-28
   soldstatus Closed 716-char remark

   Show marketing remark (716 chars)

   Gorgeous property nestled in a Cul De Sac. Pool size yard! Featuring an open living and dining concept with laminate wood flooring throughout. Kitchen features granite counter tops and travertine back splash, breakfast bar, and a new stainless steel kitchen sink with disposal. Master bath features a granite counter top and guest bathroom has been upgraded with a new sink and fixtures. Garage has custom shelving and universal tool boards with a new garage door opener recently installed. The large backyard is perfect for entertaining family and friends. The 7" privacy fence was recently built, new hot water heater, and a NEW ROOF! Near schools, Scenic nature preserve trails, biking trails and fishing!

9. 2018-12-28
   soldstatus

   Show marketing remark (716 chars)

   Gorgeous property nestled in a Cul De Sac. Pool size yard! Featuring an open living and dining concept with laminate wood flooring throughout. Kitchen features granite counter tops and travertine back splash, breakfast bar, and a new stainless steel kitchen sink with disposal. Master bath features a granite counter top and guest bathroom has been upgraded with a new sink and fixtures. Garage has custom shelving and universal tool boards with a new garage door opener recently installed. The large backyard is perfect for entertaining family and friends. The 7" privacy fence was recently built, new hot water heater, and a NEW ROOF! Near schools, Scenic nature preserve trails, biking trails and fishing!

10. 2018-12-17
    status Pending 716-char remark

    Show marketing remark (716 chars)

    Gorgeous property nestled in a Cul De Sac. Pool size yard! Featuring an open living and dining concept with laminate wood flooring throughout. Kitchen features granite counter tops and travertine back splash, breakfast bar, and a new stainless steel kitchen sink with disposal. Master bath features a granite counter top and guest bathroom has been upgraded with a new sink and fixtures. Garage has custom shelving and universal tool boards with a new garage door opener recently installed. The large backyard is perfect for entertaining family and friends. The 7" privacy fence was recently built, new hot water heater, and a NEW ROOF! Near schools, Scenic nature preserve trails, biking trails and fishing!

11. 2018-12-04
    historical Option Period 716-char remark

    Show marketing remark (716 chars)

    Gorgeous property nestled in a Cul De Sac. Pool size yard! Featuring an open living and dining concept with laminate wood flooring throughout. Kitchen features granite counter tops and travertine back splash, breakfast bar, and a new stainless steel kitchen sink with disposal. Master bath features a granite counter top and guest bathroom has been upgraded with a new sink and fixtures. Garage has custom shelving and universal tool boards with a new garage door opener recently installed. The large backyard is perfect for entertaining family and friends. The 7" privacy fence was recently built, new hot water heater, and a NEW ROOF! Near schools, Scenic nature preserve trails, biking trails and fishing!

12. 2018-11-26
    listed $172,000 Active 716-char remark

    Show marketing remark (716 chars)

    Gorgeous property nestled in a Cul De Sac. Pool size yard! Featuring an open living and dining concept with laminate wood flooring throughout. Kitchen features granite counter tops and travertine back splash, breakfast bar, and a new stainless steel kitchen sink with disposal. Master bath features a granite counter top and guest bathroom has been upgraded with a new sink and fixtures. Garage has custom shelving and universal tool boards with a new garage door opener recently installed. The large backyard is perfect for entertaining family and friends. The 7" privacy fence was recently built, new hot water heater, and a NEW ROOF! Near schools, Scenic nature preserve trails, biking trails and fishing!

13. 2007-03-14
    soldstatus
14. 2007-03-08
    soldstatus
15. 2007-01-17
    listed $117,900
16. 2006-10-03
    listed $122,500
17. 2003-12-24
    soldstatus $89,046

ⓘ 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: $4,473 · $373/mo
• Projected year-2 tax: $4,473 · $373/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $23,173
• − Mortgage interest: −$12,295
• − Property taxes: −$4,473
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$6,385
• Taxable loss: −$4,786
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $72/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: Corpus Christi ISD
• NCES district ID: 4815270
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $45,672
• Composite: 28.27/100
• National rank: #6793
• State rank: #562 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): 54,263
• Household income: $98,771
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1167.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 33% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 46% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 24% Other Indo-European 2% Chinese 1%

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: ▼ -40.16%
• Current HPI: 182.3229
• Rent YoY: ▲ 1.94%
• 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

+146.5% since first listed

12 events — show timeline

• 2026-04-06 Listed $219,500 CBMLS
• 2019-01-07 Delisted — CBMLS
• 2018-12-28 Sold (Public Records) — Public Records
• 2018-12-28 Sold (MLS) — CBMLS
• 2018-12-17 Pending — CBMLS
• 2018-12-04 Contingent — CBMLS
• 2018-11-26 Listed $172,000 CBMLS
• 2007-03-14 Sold (Public Records) — Public Records
• 2007-03-08 Sold (MLS) — CBMLS
• 2007-01-17 Listed $117,900 CBMLS
• 2006-10-03 Listed $122,500 CBMLS
• 2003-12-24 Sold (Public Records) $89,046 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,473 · +1.9% YoY. Source: county tax records.