11317 Margie Dr · Corpus Christi, TX 78410

$125,000

3 bd · 1.5 ba · 1,031 sqft · SingleFamily public records · 117 Days on market

Built 1952 9,945 sqft lot $121/sqft · 34% below area Est $189k · 34% under

---

Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.7/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3 bedroom 1.5 bath home in Calallen ISD. Conveniently located close to shopping, restaurants, schools and parks. Large back yard with plenty of room for outdoor activities, gatherings and Bar-B-Que's, in a quiet neighborhood. A MUST SEE!

Key facts

• Close to parks
• Close to restaurants
• Close to schools

Tags

• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• LARGE BACK YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Calallen ISD (urban): math 42% / reading 44% proficiency, ranked #249 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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 117 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.27% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 6.6

CMA / ARV

• ARV (median comp): $188,739
• List price: $125,000
• Delta: -33.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10829 Mayfield Dr	0.59mi	3/1.5	1,060 (+3%)	14mo	$150,000	$142	56
11309 Dew Creek Cir	0.73mi	2/1.0 (-1)	1,019 (-1%)	4mo	$166,000	$163	54
11807 Up River Rd	0.65mi	2/1.0 (-1)	1,100 (+7%)	4mo	$115,730	$105	48
11302 Willowood Crk	0.61mi	2/1.0 (-1)	1,061 (+3%)	15mo	$155,000	$146	47
10825 Mayfield Dr	0.60mi	3/1.0	962 (-7%)	16mo	$95,000	$99	46
4233 Nolford Pl	0.62mi	3/2.0	1,157 (+12%)	10mo	$216,500	$187	41
11305 Red Creek Cir	0.69mi	3/2.0	1,130 (+10%)	21mo	$199,900	$177	33

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,164
• Equity at exit: $18,638

10-year hold

• IRR: 6.1%
• Equity multiple: 1.43×
• Total profit: $15,083
• Equity at exit: $10,808

Cash invested: $35,000 (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: 316
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$656
• Tax from tax record: −$252 /mo · $3,025/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $292

Break-even live

Break-even rent $1,215

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11325 Interstate Highway 37 Corpus Christi, TX	1.0–2.0	1.0–1.5	787	$1,199	$1.52	13d	3	0.28mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	21d	1	0.52mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	13d	1	0.62mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	13d	1	0.62mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	43d	1	0.63mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	43d	1	0.91mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	13d	5	0.96mi

Listing history 29 events

1. 2026-06-18
   days on market $125,000 Active 117 DOM
2. 2026-06-17
   days on market $125,000 Active 116 DOM
3. 2026-06-16
   days on market $125,000 Active 115 DOM
4. 2026-06-15
   days on market $125,000 Active 114 DOM
5. 2026-06-14
   days on market $125,000 Active 112 DOM
6. 2026-06-13
   days on market $125,000 Active 111 DOM
7. 2026-06-10
   days on market $125,000 Active 109 DOM
8. 2026-06-09
   days on market $125,000 Active 108 DOM
9. 2026-06-08
   days on market $125,000 Active 107 DOM
10. 2026-06-07
    days on market $125,000 Active 106 DOM
11. 2026-06-03
    days on market $125,000 Active 102 DOM
12. 2026-06-02
    days on market $125,000 Active 101 DOM
13. 2026-06-01
    days on market $125,000 Active 100 DOM
14. 2026-05-31
    days on market $125,000 Active 99 DOM
15. 2026-05-30
    days on market $125,000 Active 98 DOM
16. 2026-02-20
    listed $125,000 Active 247-char remark

    Show marketing remark (247 chars)

    Very nice 3 bedroom 1.5 bath home in Calallen ISD. Conveniently located close to shopping, restaurants, schools and parks. Large back yard with plenty of room for outdoor activities, gatherings and Bar-B-Que's, in a quiet neighborhood. A MUST SEE!

17. 2019-04-30
    historical 255-char remark

    Show marketing remark (255 chars)

    READY FOR MOVE IN! Very Nice home in Calallen School District, conveniently located close to shopping. Home features 3 bedrooms, 1.5 baths, split bedrooms, freshly painted, with a large backyard, in a quiet neighborhood. A MUST SEE! Won’t last long!

18. 2019-04-26
    soldstatus
19. 2019-04-25
    soldstatus Closed 255-char remark

    Show marketing remark (255 chars)

    READY FOR MOVE IN! Very Nice home in Calallen School District, conveniently located close to shopping. Home features 3 bedrooms, 1.5 baths, split bedrooms, freshly painted, with a large backyard, in a quiet neighborhood. A MUST SEE! Won’t last long!

20. 2019-03-17
    status Pending 255-char remark

    Show marketing remark (255 chars)

    READY FOR MOVE IN! Very Nice home in Calallen School District, conveniently located close to shopping. Home features 3 bedrooms, 1.5 baths, split bedrooms, freshly painted, with a large backyard, in a quiet neighborhood. A MUST SEE! Won’t last long!

21. 2019-02-16
    status Active 255-char remark

    Show marketing remark (255 chars)

    READY FOR MOVE IN! Very Nice home in Calallen School District, conveniently located close to shopping. Home features 3 bedrooms, 1.5 baths, split bedrooms, freshly painted, with a large backyard, in a quiet neighborhood. A MUST SEE! Won’t last long!

22. 2019-02-09
    historical Option Period 255-char remark

    Show marketing remark (255 chars)

    READY FOR MOVE IN! Very Nice home in Calallen School District, conveniently located close to shopping. Home features 3 bedrooms, 1.5 baths, split bedrooms, freshly painted, with a large backyard, in a quiet neighborhood. A MUST SEE! Won’t last long!

23. 2019-01-08
    listed $83,900 Active 255-char remark

    Show marketing remark (255 chars)

    READY FOR MOVE IN! Very Nice home in Calallen School District, conveniently located close to shopping. Home features 3 bedrooms, 1.5 baths, split bedrooms, freshly painted, with a large backyard, in a quiet neighborhood. A MUST SEE! Won’t last long!

24. 2011-01-15
    soldstatus
25. 2011-01-13
    soldstatus
26. 2010-09-12
    listed $65,000
27. 2007-10-26
    soldstatus
28. 2007-10-15
    soldstatus
29. 2006-03-28
    listed $35,000

ⓘ 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: $3,025 · $252/mo
• Projected year-2 tax: $3,025 · $252/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 9/10 Extreme 7 d/yr ≥109°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: $19,018
• − Mortgage interest: −$7,002
• − Property taxes: −$3,025
• − Insurance: −$625
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,636
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,103/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: Calallen ISD
• NCES district ID: 4812420
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $73,780
• Composite: 39.25/100
• National rank: #4004
• State rank: #249 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

Price history

+257.1% since first listed

14 events — show timeline

• 2026-02-20 Listed $125,000 CBMLS
• 2019-04-30 Delisted — CBMLS
• 2019-04-26 Sold (Public Records) — Public Records
• 2019-04-25 Sold (MLS) — CBMLS
• 2019-03-17 Pending — CBMLS
• 2019-02-16 Relisted — CBMLS
• 2019-02-09 Contingent — CBMLS
• 2019-01-08 Listed $83,900 CBMLS
• 2011-01-15 Sold (MLS) — CBMLS
• 2011-01-13 Sold (Public Records) — Public Records
• 2010-09-12 Listed $65,000 CBMLS
• 2007-10-26 Sold (Public Records) — Public Records
• 2007-10-15 Sold (MLS) — CBMLS
• 2006-03-28 Listed $35,000 CBMLS

Property tax history

+3.5%/yr

Latest (2025): $3,025 · +25.0% YoY. Source: county tax records.