1906 Tara Dr · Corpus Christi, TX 78412

$185,000

3 bd · 1.5 ba · 1,199 sqft · SingleFamily public records · 97 Days on market

Built 1974 6,482 sqft lot $154/sqft · 8% below area Est $201k · 8% under

---

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 +11.1/15.0
• Cash flow +11.0/30.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, cozy, and centrally located — this 1,198 sq ft 3-bedroom, 1.5-bath home is full of charm and ready for its next chapter. Lovingly maintained by its current owner, it offers the kind of warmth and care you can truly feel the moment you step inside. The all-brick exterior provides timeless curb appeal and low-maintenance durability, while the one-car garage adds convenience and extra storage. Inside, you’ll find spacious bedrooms, each featuring its own built-in dressing table — a sweet and practical touch you don’t often see. The layout is comfortable and functional, making great use of every square foot. Step out back to enjoy the screened-in porch — perfect for morning coffee, evening relaxation, or gathering with friends without worrying about the bugs. Beyond that, the backyard offers plenty of room to garden, play, or simply unwind. This is a cute little house with solid bones, thoughtful details, and a price that makes sense. Whether you’re starting out or investing, this well-cared-for home is a fantastic opportunity in a convenient central location.

Key facts

• Screened-in porch
• All brick exterior
• 6,482 sq ft lot

Tags

• ALL BRICK EXTERIOR
• BUILT-IN DRESSING TABLE
• SCREENED-IN PORCH
• BACKYARD ROOM TO GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-78 ($-932/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (12.0% below list).
• Recommended offer: $163k (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 soft (-1.5%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 97 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,855 (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 97 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (median comp): $201,291
• List price: $185,000
• Delta: -8.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Tara Dr	0.03mi	3/2.0	1,173 (-2%)	8mo	$212,000	$181	87
6234 Beechwood Dr	0.50mi	3/2.0	1,202 (+0%)	2mo	$179,900	$150	73
1938 Spencer Dr	0.14mi	4/1.0 (+1)	1,267 (+6%)	7mo	$189,500	$150	71
6701 Meadowbreeze Pkwy	0.41mi	3/2.0	1,204 (+0%)	9mo	$199,900	$166	71
1806 Volga Dr	0.30mi	3/2.0	1,280 (+7%)	4mo	$249,000	$195	69
6729 Rhonda Dr	0.15mi	3/1.5	1,026 (-14%)	1mo	$190,000	$185	68
2137 Meadowlight Pkwy	0.32mi	3/2.0	1,098 (-8%)	6mo	$150,000	$137	64
2221 Meadowgrove Dr	0.38mi	3/2.0	1,282 (+7%)	11mo	$219,900	$172	59
2309 Nautical Wind Dr	0.50mi	3/2.0	1,246 (+4%)	13mo	$225,000	$181	58
1650 Pinewood Dr	0.50mi	3/2.0	1,329 (+11%)	1mo	$174,900	$132	56
2302 Tropical Wind Dr	0.48mi	3/2.0	1,338 (+12%)	2mo	$240,000	$179	55
6222 Birchwood Dr	0.54mi	3/1.5	1,036 (-14%)	6mo	$204,500	$197	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.24×
• Total profit: $-39,620
• Equity at exit: $27,584

10-year hold

• IRR: -28.8%
• Equity multiple: -0.14×
• Total profit: $-59,000
• Equity at exit: $15,995

Cash invested: $51,800 (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 78412

• Rents YoY: -1.5%
• Active inventory: 207
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$970
• Tax from tax record: −$317 /mo · $3,804/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-78

Break-even live

Break-even rent $1,727

Max offer price $171,280

Occupancy floor 100%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 Rhonda Dr Corpus Christi, TX	2.0	1.0	1002	$1,375	$1.37	21d	1	0.08mi
6620 Hardwick Dr Corpus Christi, TX	2.0	1.0	1000	$1,250	$1.25	43d	1	0.09mi
6629 Rhine Dr Unit A Corpus Christi, TX	3.0	2.0	1350	$1,695	$1.26	13d	1	0.10mi
2001 Woodbend Dr Corpus Christi, TX	2.0–3.0	2.0	1267	$2,204	$1.74	13d	17	0.30mi
6433 Aspenwood Dr Corpus Christi, TX	3.0	2.0	1465	$1,750	$1.19	43d	1	0.33mi
6617 Meadowbreeze Pkwy Corpus Christi, TX	3.0	2.0	1284	$1,800	$1.40	44d	1	0.42mi
1622 Woodlawn Dr Corpus Christi, TX	3.0	2.0	1152	$1,895	$1.64	13d	1	0.43mi
6606 Riding Wind Dr Corpus Christi, TX	3.0	2.0	1325	$1,950	$1.47	43d	1	0.47mi
2002 Airline Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	794	$1,440	$1.81	13d	19	0.48mi
1641 Nile Dr Corpus Christi, TX	1.0–2.0	1.0–2.0	965	$1,255	$1.30	13d	31	0.52mi
2333 Nautical Wind Dr Corpus Christi, TX	3.0	2.0	1273	$1,950	$1.53	43d	1	0.57mi
1901 Rodd Field Rd Unit 144 Corpus Christi, TX	2.0	1.0	813	$999	$1.23	43d	1	0.58mi
6136 Hidden Cv Corpus Christi, TX	2.0	1.5	1047	$1,450	$1.38	43d	1	0.63mi
6118 Hidden Cv Corpus Christi, TX	2.0	1.0	991	$1,050	$1.06	43d	1	0.63mi
2058 Hidden Lk Corpus Christi, TX	2.0	1.0	991	$1,200	$1.21	21d	1	0.65mi
6813 Southhaven Dr Corpus Christi, TX	3.0	2.0	1129	$1,699	$1.50	43d	1	0.68mi
6162 Misty Meadow Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	729	$1,185	$1.62	21d	5	0.70mi
1818 Rodd Field Rd Unit B2 Corpus Christi, TX	2.0	2.0	1200	$1,850	$1.54	13d	1	0.78mi
7430 Cessna Dr Corpus Christi, TX	3.0	2.0	1370	$2,000	$1.46	43d	1	0.88mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	21d	1	0.90mi
2006 Melisa Ln Corpus Christi, TX	3.0	1.0	1324	$1,450	$1.10	13d	1	0.90mi
1206 Rickey Dr Corpus Christi, TX	3.0	1.0	1131	$1,100	$0.97	13d	1	0.96mi
7218 S Padre Island Dr Corpus Christi, TX	1.0–3.0	1.0–2.0	860	$1,300	$1.51	13d	22	0.99mi
2706 Grace Cir Unit B Corpus Christi, TX	3.0	2.0	1369	$2,095	$1.53	21d	1	0.99mi
5929 Wooldridge Rd Unit 2906 Corpus Christi, TX	2.0	2.0	1100	$1,000	$0.91	43d	1	1.06mi
5929 Wooldridge Rd Unit 2405 Corpus Christi, TX	2.0	2.0	1100	$1,100	$1.00	43d	1	1.09mi
2805 Summer Ridge Dr Corpus Christi, TX	3.0	2.0	1420	$1,800	$1.27	43d	1	1.16mi
7510 Wooldridge Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1148	$2,335	$2.03	43d	1	1.16mi
1218 Vance Dr Corpus Christi, TX	4.0	1.5	1200	$1,895	$1.58	43d	1	1.23mi
5750 Curtis Clark Dr Corpus Christi, TX	2.0	1.0–2.0	756	$1,560	$2.06	13d	20	1.23mi
2921 Airline Rd Corpus Christi, TX	1.0–2.0	1.0–2.0	982	$1,664	$1.69	43d	1	1.29mi
1701 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1035	$2,259	$2.18	13d	25	1.30mi
1515 Ennis Joslin Rd Corpus Christi, TX	2.0	1.0–2.5	756	$1,200	$1.59	13d	1	1.37mi
1011 Ennis Joslin Rd #106 Corpus Christi, TX	2.0	1.5	1058	$1,200	$1.13	43d	1	1.37mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,969	$2.05	21d	27	1.39mi
6225 Saratoga Blvd Corpus Christi, TX	1.0–3.0	1.0–2.0	962	$1,969	$2.05	13d	27	1.39mi
1514 Ennis Joslin Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	1164	$2,285	$1.96	13d	1	1.41mi
5921 Riley Dr Corpus Christi, TX	3.0	1.0	1134	$1,795	$1.58	21d	1	1.44mi
7202 Mansions Dr Unit J3 1 Corpus Christi, TX	2.0	2.0	1057	$1,695	$1.60	43d	1	1.44mi
1966 Ennis Joslin Rd Corpus Christi, TX	2.0	2.0	986	$1,767	$1.79	13d	53	1.46mi

Listing history 8 events

1. 2026-06-05
   days on market $185,000 Active 97 DOM
2. 2026-06-03
   days on market $185,000 Active 96 DOM
3. 2026-06-02
   days on market $185,000 Active 95 DOM
4. 2026-06-01
   days on market $185,000 Active 94 DOM
5. 2026-05-31
   days on market $185,000 Active 93 DOM
6. 2026-05-30
   days on market $185,000 Active 92 DOM
7. 2026-02-24
   listed $185,000 Active 1114-char remark

   Show marketing remark (1114 chars)

   Cute, cozy, and centrally located — this 1,198 sq ft 3-bedroom, 1.5-bath home is full of charm and ready for its next chapter. Lovingly maintained by its current owner, it offers the kind of warmth and care you can truly feel the moment you step inside. The all-brick exterior provides timeless curb appeal and low-maintenance durability, while the one-car garage adds convenience and extra storage. Inside, you’ll find spacious bedrooms, each featuring its own built-in dressing table — a sweet and practical touch you don’t often see. The layout is comfortable and functional, making great use of every square foot. Step out back to enjoy the screened-in porch — perfect for morning coffee, evening relaxation, or gathering with friends without worrying about the bugs. Beyond that, the backyard offers plenty of room to garden, play, or simply unwind. This is a cute little house with solid bones, thoughtful details, and a price that makes sense. Whether you’re starting out or investing, this well-cared-for home is a fantastic opportunity in a convenient central location.

8. 2001-05-02
   soldstatus

ⓘ 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: $3,804 · $317/mo
• Projected year-2 tax: $3,804 · $317/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $19,543
• − Mortgage interest: −$10,363
• − Property taxes: −$3,804
• − Insurance: −$925
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,382
• Taxable loss: −$4,058
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $42/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

2 events — show timeline

• 2026-02-24 Listed $185,000 CBMLS
• 2001-05-02 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,804 · +12.0% YoY. Source: county tax records.