8100 S Padre Island Dr · Corpus Christi, TX 78412

$29,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 37 Days on market

Built 1994

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Attractive home located in popular Corpus Christi Home Community near water activities, Malls and Restaurants Call for appointment

Key facts

• Built 1994
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 1994
• Construction: Living area approximately 960
• Exterior features: Located in the Bay Area subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.9% 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 soft (-1.5%/yr); 207 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 4.54% ✓
• Cap rate: 41.86%
• Cash-on-cash: 127.02%
• DSCR: 6.65
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.19×
• Total profit: $43,433
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 11.73×
• Total profit: $89,872
• Equity at exit: $2,585

Cash invested: $8,372 (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 78412

• Rents YoY: -1.5%
• Active inventory: 207
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$157
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $820

Break-even live

Break-even rent $320

Max offer price $29,900

Occupancy floor 35%

Sensitivity live

Price	-10% $837	-5% $828	+0% $820	+5% $811	+10% $803
Rent	-10% $712	-5% $766	+0% $820	+5% $873	+10% $927
Rate	-1.0pp $835	-0.5pp $827	base $820	+0.5pp $812	+1.0pp $804

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1030	$1,410	$1.37	14d	36	0.37mi
1750 Merriman Ave Corpus Christi, TX	2.0	1.0	795	$799	$1.01	44d	3	0.51mi
8206 Vetters Dr Corpus Christi, TX	2.0	1.0	780	$1,450	$1.86	14d	1	0.59mi
1514 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1164	$1,762	$1.51	14d	1	0.68mi
1701 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1035	$1,768	$1.71	14d	25	0.75mi
1966 Ennis Joslin Rd Corpus Christi, TX	2.0	2.0	986	$1,767	$1.79	14d	53	0.76mi
1515 Ennis Joslin Rd Corpus Christi, TX	2.0	1.0–2.5	756	$1,200	$1.59	14d	1	0.89mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$992	$1.15	14d	22	1.11mi
1011 Ennis Joslin Rd #212 Corpus Christi, TX	1.0	1.0	671	$1,200	$1.79	44d	1	1.19mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	44d	1	1.19mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	44d	1	1.45mi
1901 Rodd Field Rd Unit 126 Corpus Christi, TX	1.0	1.0	588	$850	$1.45	21d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $29,900 Active 37 DOM
2. 2026-06-17
   days on market $29,900 Active 36 DOM
3. 2026-06-16
   days on market $29,900 Active 35 DOM
4. 2026-06-15
   days on market $29,900 Active 34 DOM
5. 2026-06-14
   days on market $29,900 Active 32 DOM
6. 2026-06-10
   days on market $29,900 Active 29 DOM
7. 2026-06-09
   days on market $29,900 Active 28 DOM
8. 2026-06-08
   days on market $29,900 Active 27 DOM
9. 2026-06-07
   days on market $29,900 Active 26 DOM
10. 2026-06-05
    days on market $29,900 Active 23 DOM
11. 2026-06-03
    days on market $29,900 Active 22 DOM
12. 2026-06-02
    days on market $29,900 Active 21 DOM
13. 2026-06-01
    days on market $29,900 Active 20 DOM
14. 2026-05-31
    days on market $29,900 Active 19 DOM
15. 2026-05-30
    days on market $29,900 Active 18 DOM
16. 2026-05-12
    listed $29,900 Active 131-char remark

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $547 · $46/mo
• Expected delta: +$346/yr (+$29/mo · 172.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $16,286
• − Mortgage interest: −$1,675
• − Property taxes: −$201
• − Insurance: −$947
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$870
• Taxable income: $9,987
• Est. tax owed @ 24.0%: −$2,397
• After-tax cash flow: $7,439/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): 38,631
• Household income: $61,215
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1932.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 34% Two or more races 29% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% Vietnamese 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: ▼ -255.29%
• Current HPI: 177.36
• Rent YoY: ▼ -1.53%
• 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

1 event — show timeline

• 2026-05-12 Listed $29,900 FSBO.com