1406 Dorado St · Corpus Christi, TX 78417

$110,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 164 Days on market

Built 1961 6,120 sqft lot $143/sqft · 7% below area Est $118k · 7% under

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Why this score? — see what drove the B+ 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 +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to own a leased 3-bedroom, 1-bath investment property in an established Corpus Christi neighborhood. This home is currently tenant-occupied, providing immediate income for a first-time investor or those looking to add to an existing rental portfolio. Tenant paying $1,175/mo. The property offers a practical layout with strong rental appeal and convenient access to schools, shopping, and major roadways. With stable tenancy already in place, this is a straightforward, low-barrier investment opportunity.

Key facts

• 6,120 sq ft lot
• Built 1961
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Windsor Park G/T (math 85% / reading 90%, grade A+, #6 of 4,322 statewide, top 0%, 609 students, 29% FRL); Adkins Middle (math 40% / reading 39%, grade F, #660 of 1,662 statewide, top 41%, 956 students, 48% FRL); Moody H S (math 33% / reading 26%, grade F, #1,112 of 1,632 statewide, top 70%, 1,382 students, 84% FRL).
• Zoned-school proficiency averages 52% at this address vs 33% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Corpus Christi ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (3.8% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $28k; list at $110k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.67% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.0

CMA / ARV

• ARV (median comp): $117,912
• List price: $110,000
• Delta: -6.71%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1438 Coahuila St	0.10mi	2/1.0 (-1)	696 (-9%)	14mo	$129,000	$185	63
1506 Dorado St	0.11mi	3/1.0	872 (+14%)	14mo	$66,900	$77	61

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

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.08×
• Total profit: $33,222
• Equity at exit: $54,152

10-year hold

• IRR: 19.1%
• Equity multiple: 3.99×
• Total profit: $92,041
• Equity at exit: $87,301

Cash invested: $30,800 (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 78417

• Home prices YoY: 1.9%
• Active inventory: 53
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $240

Break-even live

Break-even rent $1,537

Max offer price $110,000

Occupancy floor 82%

Sensitivity live

Price	-10% $302	-5% $271	+0% $240	+5% $208	+10% $177
Rent	-10% $94	-5% $167	+0% $240	+5% $312	+10% $385
Rate	-1.0pp $295	-0.5pp $267	base $240	+0.5pp $211	+1.0pp $182

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Citation Dr Corpus Christi, TX	3.0	2.0	1056	$1,890	$1.79	45d	1	0.56mi
6013 Beardmore Dr Corpus Christi, TX	3.0	2.0	1104	$1,700	$1.54	22d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $110,000 Active 164 DOM
2. 2026-06-18
   days on market $110,000 Active 161 DOM
3. 2026-06-17
   days on market $110,000 Active 160 DOM
4. 2026-06-16
   days on market $110,000 Active 159 DOM
5. 2026-06-15
   days on market $110,000 Active 158 DOM
6. 2026-06-14
   days on market $110,000 Active 156 DOM
7. 2026-06-10
   days on market $110,000 Active 153 DOM
8. 2026-06-09
   days on market $110,000 Active 152 DOM
9. 2026-06-08
   days on market $110,000 Active 151 DOM
10. 2026-06-07
    days on market $110,000 Active 150 DOM
11. 2026-06-05
    days on market $110,000 Active 147 DOM
12. 2026-06-03
    days on market $110,000 Active 146 DOM
13. 2026-06-02
    days on market $110,000 Active 145 DOM
14. 2026-06-01
    days on market $110,000 Active 144 DOM
15. 2026-05-31
    days on market $110,000 Active 143 DOM
16. 2026-05-30
    days on market $110,000 Active 142 DOM
17. 2026-01-08
    listed $110,000 Active 523-char remark

    Show marketing remark (523 chars)

    Great opportunity to own a leased 3-bedroom, 1-bath investment property in an established Corpus Christi neighborhood. This home is currently tenant-occupied, providing immediate income for a first-time investor or those looking to add to an existing rental portfolio. Tenant paying $1,175/mo. The property offers a practical layout with strong rental appeal and convenient access to schools, shopping, and major roadways. With stable tenancy already in place, this is a straightforward, low-barrier investment opportunity.

18. 2023-09-13
    price $129,000
19. 2023-09-08
    listed $138,000 Active
20. 2023-09-01
    historical
21. 2023-02-17
    listed $140,000 Active
22. 2021-09-02
    soldstatus
23. 2004-06-25
    soldstatus
24. 2004-06-25
    soldstatus
25. 2004-05-17
    listed $38,000
26. 1994-08-01
    soldstatus $27,500

ⓘ 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: $1,975 · $165/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$38/yr (+$3/mo · 1.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°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: $22,076
• − Mortgage interest: −$6,162
• − Property taxes: −$1,975
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$3,200
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,505/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
• City population: 296,836
• Population (ZIP): 4,462

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 44% White 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 10% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 3.75%
• Current HPI: 196.9841
• 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

+300.0% since first listed

10 events — show timeline

• 2026-01-08 Listed $110,000 CBMLS
• 2023-09-13 Price Changed $129,000 CBMLS
• 2023-09-08 Listed $138,000 CBMLS
• 2023-09-01 Delisted — CBMLS
• 2023-02-17 Listed $140,000 CBMLS
• 2021-09-02 Sold (Public Records) — Public Records
• 2004-06-25 Sold (Public Records) — Public Records
• 2004-06-25 Sold (Public Records) — Public Records
• 2004-05-17 Listed $38,000 CBMLS
• 1994-08-01 Sold (Public Records) $27,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,975 · +12.6% YoY. Source: county tax records.