6038 Horizon Dr · Corpus Christi, TX 78408

$135,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 36 Days on market

Built 2013 6,000 sqft lot Est $124k · 8% over

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Why this score? — see what drove the C- 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 +17.3/30.0
• Appreciation +9.2/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• ARV discount +3.7/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bath mobile home. Built in 2013, this move-in ready property offers a comfortable layout, functional living spaces, and a convenient location with quick access to major highways, local industry, shopping, dining, and everyday amenities. The home features an open-concept living and dining area with a practical floor plan designed for comfortable everyday living. The kitchen offers ample cabinet and counter space, making meal prep and entertaining easy. The primary suite includes a private bath and generous space for relaxation, while the additional bedrooms provide flexibility for guests, or a home office. Outside, you'll find a property that has

Key facts

• Open concept living
• Private bath
• Ample cabinet space

Tags

• OPEN CONCEPT LIVING
• AMPLE CABINET SPACE
• PRIVATE BATH
• WELL MAINTAINED PROPERTY
• CONVENIENT LOCATION
• QUICK ACCESS TO HIGHWAYS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Concrete parking; Front-entry parking; On-street parking
• Security: Smoke detectors
• Utilities: Natural gas available; Public water; Public sewer; Sewer available; Separate meters
• Home design: Single-story home; HardiPlank-type siding; Pillar/post/pier foundation
• Construction: HardiPlank-type exterior; Pillar/Post/Pier foundation; Single-story construction
• Exterior features: Deck; Open deck/porch; Chain link fencing; Subdivided lot

Interior

• Kitchen: Electric oven; Electric range; Range hood
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central heating; Electric heating; Central air conditioning
• Interior features: Open floorplan; Breakfast bar; Kitchen island
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (8.2% below list).
• Recommended offer: $124k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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: 37 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 $12k of equity ($933 loan paydown + $11k appreciation (8.5% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 36 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,892 (8.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $124,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Parkwood Pl	0.09mi	3/2.0	1,368 (0%)	14mo	$69,900	$51	85
930 Rambler Pl	0.18mi	2/2.0 (-1)	1,204 (-12%)	3mo	$110,000	$91	64

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

Projected returns pro-forma

8.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.75×
• Total profit: $66,166
• Equity at exit: $107,076

10-year hold

• IRR: 21.2%
• Equity multiple: 5.96×
• Total profit: $187,541
• Equity at exit: $216,999

Cash invested: $37,800 (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 78408

• Home prices YoY: 6.8%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $99

Break-even live

Break-even rent $1,113

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $176	-5% $138	+0% $99	+5% $61	+10% $23
Rent	-10% $1	-5% $50	+0% $99	+5% $148	+10% $197
Rate	-1.0pp $167	-0.5pp $134	base $99	+0.5pp $64	+1.0pp $29

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 N Lexington Blvd Unit 207 JADE Corpus Christi, TX	3.0	2.0	1064	$1,250	$1.17	14d	1	0.85mi
2240 N Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	916	$1,225	$1.34	14d	18	0.92mi

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 36 DOM
2. 2026-06-18
   days on market $135,000 Active 33 DOM
3. 2026-06-17
   days on market $135,000 Active 32 DOM
4. 2026-06-16
   days on market $135,000 Active 31 DOM
5. 2026-06-15
   days on market $135,000 Active 30 DOM
6. 2026-06-14
   days on market $135,000 Active 28 DOM
7. 2026-06-10
   pricedays on market $135,000 Active 25 DOM
8. 2026-06-09
   days on market $140,000 Active 24 DOM
9. 2026-06-08
   days on market $140,000 Active 23 DOM
10. 2026-06-07
    days on market $140,000 Active 22 DOM
11. 2026-06-05
    days on market $140,000 Active 19 DOM
12. 2026-06-03
    days on market $140,000 Active 18 DOM
13. 2026-06-02
    days on market $140,000 Active 17 DOM
14. 2026-06-01
    days on market $140,000 Active 16 DOM
15. 2026-05-31
    days on market $140,000 Active 15 DOM
16. 2026-05-30
    days on market $140,000 Active 14 DOM
17. 2026-05-15
    listed $140,000 Active

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,088/yr (+$91/mo · 78.7%)

ⓘ 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 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $14,867
• − Mortgage interest: −$7,562
• − Property taxes: −$1,383
• − Insurance: −$675
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,927
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,446/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): 9,631

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 39% White 8% Black 7%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 46% English-only · Spanish 53% 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: ▲ 8.49%
• Current HPI: 132.544
• 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

1 event — show timeline

• 2026-05-15 Listed $140,000 CBMLS

Property tax history

-1.9%/yr

Latest (2025): $1,383 · -21.5% YoY. Source: county tax records.