4129 Barrera Dr · Corpus Christi, TX 78416

$155,000

3 bd · 2.0 ba · 1,415 sqft · SingleFamily public records · 30 Days on market

Built 1966 10,001 sqft lot Est $170k · 9% under

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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 +20.5/30.0
• ARV discount +11.4/15.0
• Appreciation +7.2/10.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Seller bought at the foreclosure sale. No warranties or disclosures. Cash or conventional "As Is" only. Really big lot, three bedrooms, two baths, great potential for investment property.

Key facts

• Open floor plan
• Vinyl flooring
• Spacious backyard

Tags

• LARGE LOT
• SPACIOUS BACKYARD
• OPEN FLOOR PLAN
• SOARING CEILINGS
• TILE FLOORING
• VINYL FLOORING

Property features AI

Exterior

• Parking: Front entry
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Pillar/post/pier foundation; Shingle roof; Rock and vinyl siding
• Construction: Built with rock and vinyl siding
• Exterior features: Enclosed patio; Patio; Chain link fencing; Interior lot

Interior

• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• West Oso ISD (urban): math 20% / reading 32% proficiency, ranked #712 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• At $1,701/mo this rent would consume 47% of the median local household income ($43k/yr) (locally 386% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.4% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $169,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4148 Molina Dr	0.07mi	4/2.0 (+1)	1,490 (+5%)	6mo	$149,000	$100	78
4133 Barrera Dr	0.01mi	4/2.0 (+1)	1,487 (+5%)	14mo	$169,500	$114	75
4210 Archdale Dr	0.13mi	4/2.0 (+1)	1,334 (-6%)	13mo	$199,900	$150	69
4406 Jose Dr	0.40mi	3/2.0	1,363 (-4%)	15mo	$228,000	$167	63
4218 Darcey Dr	0.20mi	3/2.0	1,263 (-11%)	14mo	$210,000	$166	61
1102 Green Lane Dr	0.64mi	4/1.5 (+1)	1,377 (-3%)	0mo	$164,900	$120	58
133 Green Branch Dr	0.59mi	4/2.0 (+1)	1,503 (+6%)	1mo	$175,000	$116	57
4401 Barrera Dr	0.32mi	3/2.0	1,230 (-13%)	16mo	$95,000	$77	50
122 Green Trail Dr	0.58mi	3/1.0	1,279 (-10%)	5mo	$119,900	$94	48
1914 Darcey Dr	0.52mi	3/2.0	1,229 (-13%)	7mo	$213,500	$174	48
1106 Greenleaf Dr	0.66mi	3/1.0	1,245 (-12%)	8mo	$122,000	$98	38
1110 Green Leaf Dr	0.65mi	4/1.0 (+1)	1,243 (-12%)	18mo	$159,000	$128	25

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

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.00×
• Total profit: $43,315
• Equity at exit: $82,046

10-year hold

• IRR: 16.9%
• Equity multiple: 3.83×
• Total profit: $122,657
• Equity at exit: $137,029

Cash invested: $43,400 (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 78416

• Home prices YoY: 3.2%
• Active inventory: 45
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$262 /mo · $3,150/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $204

Break-even live

Break-even rent $1,443

Max offer price $155,000

Occupancy floor 83%

Sensitivity live

Price	-10% $291	-5% $247	+0% $204	+5% $160	+10% $116
Rent	-10% $69	-5% $136	+0% $204	+5% $271	+10% $338
Rate	-1.0pp $282	-0.5pp $243	base $204	+0.5pp $163	+1.0pp $123

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1070 Golden Gate Cir Corpus Christi, TX	3.0	2.0	1644	$1,700	$1.03	45d	1	0.14mi
4313 Molina Dr Corpus Christi, TX	2.0	1.0	904	$1,250	$1.38	45d	1	0.26mi
1618 Birch Pl Corpus Christi, TX	3.0	1.0	1558	$1,500	$0.96	15d	1	1.07mi
1837 Horne Rd Corpus Christi, TX	3.0	2.0	1226	$1,800	$1.47	45d	1	1.35mi

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 30 DOM
2. 2026-06-17
   days on market $155,000 Active 29 DOM
3. 2026-06-16
   days on market $155,000 Active 28 DOM
4. 2026-06-15
   days on market $155,000 Active 27 DOM
5. 2026-06-14
   days on market $155,000 Active 25 DOM
6. 2026-06-10
   days on market $155,000 Active 22 DOM
7. 2026-06-09
   days on market $155,000 Active 21 DOM
8. 2026-06-08
   days on market $155,000 Active 20 DOM
9. 2026-06-07
   days on market $155,000 Active 19 DOM
10. 2026-06-03
    days on market $155,000 Active 15 DOM
11. 2026-06-02
    days on market $155,000 Active 14 DOM
12. 2026-06-01
    days on market $155,000 Active 13 DOM
13. 2026-05-31
    days on market $155,000 Active 12 DOM
14. 2026-05-30
    days on market $155,000 Active 11 DOM
15. 2026-05-19
    listed $155,000 Active
16. 2026-02-01
    historical
17. 2026-01-09
    listed $165,000 Active
18. 2019-09-17
    soldstatus
19. 2010-10-01
    soldstatus
20. 2009-10-30
    soldstatus $85,000
21. 2009-06-10
    soldstatus 198-char remark

    Show marketing remark (198 chars)

    Seller bought at the foreclosure sale. No warranties or disclosures. Cash or conventional "As Is" only. Really big lot, three bedrooms, two baths, great potential for investment property.

22. 2009-04-23
    listed $32,200 198-char remark

    Show marketing remark (198 chars)

    Seller bought at the foreclosure sale. No warranties or disclosures. Cash or conventional "As Is" only. Really big lot, three bedrooms, two baths, great potential for investment property.

23. 2005-05-12
    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: $3,150 · $262/mo
• Projected year-2 tax: $3,150 · $262/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $20,407
• − Mortgage interest: −$8,682
• − Property taxes: −$3,150
• − Insurance: −$775
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,509
• Taxable income: $26
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,437/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: West Oso ISD
• NCES district ID: 4845120
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $36,193
• Composite: 21.52/100
• National rank: #8320
• State rank: #712 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): 12,480
• Household income: $43,198
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 386.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 38% Black 16% White 4%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 4.38%
• Current HPI: 139.6557
• Rent YoY: —
• 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

+381.4% since first listed

9 events — show timeline

• 2026-05-19 Listed $155,000 CBMLS
• 2026-02-01 Delisted — CBMLS
• 2026-01-09 Listed $165,000 CBMLS
• 2019-09-17 Sold (Public Records) — Public Records
• 2010-10-01 Sold (Public Records) — Public Records
• 2009-10-30 Sold (Public Records) $85,000 Public Records
• 2009-06-10 Sold (MLS) — CBMLS
• 2009-04-23 Listed $32,200 CBMLS
• 2005-05-12 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,150 · +0.8% YoY. Source: county tax records.