2010 Shady Oak St · Corpus Christi, TX 78410

$211,999

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 15 Days on market

Built 2026 Est $214k · at est.

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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 +12.3/30.0
• ARV discount +8.0/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Private corner
• Adjoining bathroom
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• PRIVATE CORNER
• ADJOINING BATHROOM

Property features AI

Finance

• Other: Address: 2010 Shady Oak St, Corpus Christi, TX 78410; Status: Active; Listing type: Spec new-construction; Plan name: Beckman
• Financial info: List price $212,999

Exterior

• Parking: Detached or attached 2 parking spaces (2 garage spaces listed)
• Home design: Single-family property (Beckman plan)
• Exterior features: Living area approximately 1,260 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction, Beckman plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-38 ($-453/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (14.8% below list).
• Recommended offer: $181k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Tuloso-Midway ISD (urban): math 33% / reading 46% proficiency, ranked #408 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tuloso-Midway Int (math 35% / reading 45%, grade F, #1,514 of 4,322 statewide, top 36%, 890 students, 66% FRL); Tuloso-Midway Middle (math 33% / reading 44%, grade F, #704 of 1,662 statewide, top 43%, 801 students, 64% FRL); Tuloso-Midway H S (math 23% / reading 54%, grade F, #866 of 1,632 statewide, top 54%, 1,062 students, 57% FRL).
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 15 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,678 (14.8% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2138 Shady Oak St	0.17mi	3/2.0	1,260 (0%)	1mo	$224,999	$179	91
2113 Shady Oak St	0.17mi	3/2.0	1,260 (0%)	4mo	$213,999	$170	89
9202 Dutch Oak St	0.21mi	3/2.0	1,260 (0%)	4mo	$208,999	$166	87
9210 Perseverance St	0.19mi	3/2.0	1,260 (0%)	6mo	$210,999	$167	86
9226 Perseverance St	0.20mi	3/2.0	1,260 (0%)	7mo	$223,999	$178	84
9242 Perseverance St	0.22mi	3/2.0	1,260 (0%)	7mo	$209,999	$167	84
2038 Escalante	0.47mi	3/2.0	1,216 (-4%)	2mo	$229,500	$189	70
2006 Spanish Trl	0.26mi	3/2.0	1,432 (+14%)	4mo	$228,000	$159	62
9312 Mcnorton Rd	0.44mi	3/1.0	1,338 (+6%)	6mo	$219,900	$164	60
1618 Danish Oak Dr	0.45mi	3/2.0	1,415 (+12%)	2mo	$290,200	$205	57
9422 English Oak Dr	0.33mi	3/2.0	1,428 (+13%)	6mo	$255,000	$179	57
9002 Caroline	0.57mi	3/2.0	1,140 (-10%)	8mo	$130,000	$114	51

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-38,564
• Equity at exit: $31,610

10-year hold

• IRR: -13.3%
• Equity multiple: 0.26×
• Total profit: $-43,943
• Equity at exit: $18,330

Cash invested: $59,360 (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 78410

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,112
• Tax est. 1.5%: −$265 /mo · $3,180/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-38

Break-even live

Break-even rent $1,855

Max offer price $206,541

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $36	+0% $-38	+5% $-111	+10% $-184
Rent	-10% $-180	-5% $-109	+0% $-38	+5% $34	+10% $105
Rate	-1.0pp $69	-0.5pp $16	base $-38	+0.5pp $-93	+1.0pp $-149

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9318 Moon Beam Trl Corpus Christi, TX	3.0	2.0	1725	$2,000	$1.16	15d	1	0.68mi
9338 Evening Star Ln Corpus Christi, TX	3.0	2.0	1710	$1,700	$0.99	45d	1	0.84mi

Listing history 9 events

1. 2026-06-10
   pricedays on market $211,999 Active 15 DOM
2. 2026-06-09
   days on market $210,999 Active 14 DOM
3. 2026-06-08
   days on market $210,999 Active 13 DOM
4. 2026-06-07
   pricedays on market $210,999 Active 12 DOM
5. 2026-06-03
   days on market $212,999 Active 8 DOM
6. 2026-06-02
   days on market $212,999 Active 7 DOM
7. 2026-06-01
   days on market $212,999 Active 6 DOM
8. 2026-05-31
   days on market $212,999 Active 5 DOM
9. 2026-05-30
   days on market $212,999 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,681
• − Mortgage interest: −$11,875
• − Property taxes: −$3,180
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,167
• Taxable loss: −$4,070
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $524/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: Tuloso-Midway ISD
• NCES district ID: 4843350
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $53,078
• Composite: 34.33/100
• National rank: #5235
• State rank: #408 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): 29,040
• Household income: $79,308
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 324.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 38% Two or more races 35% Black 1%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -145.45%
• Current HPI: 174.0462
• Rent YoY: ▲ 1.98%
• 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