4226 Wood River Dr · Corpus Christi, TX 78410

$240,000

4 bd · 2.5 ba · 2,492 sqft · SingleFamily public records · 27 Days on market

Built 1981 8,250 sqft lot $96/sqft · 25% below area Est $319k · 25% under $21/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

SHORT-SALE. Discover the potential in this spacious 4-bedroom, 2.5-bath home located in the desirable Wood River subdivision of Corpus Christi. With generous living areas and great bones, this property offers a fantastic opportunity for buyers looking to add their own finishing touches. Featuring an open layout, large kitchen, and a comfortable backyard this home has so much to offer. Short Sale As Is. All offers are subject to lien-holder approval and may require additional time for processing. Don’t miss this chance to make this house your own bring all offers!

Key facts

• Open layout
• Large kitchen
• Comfortable backyard

Tags

• WOOD RIVER SUBDIVISION
• OPEN LAYOUT
• LARGE KITCHEN
• COMFORTABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.7% below list).
• Recommended offer: $195k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• Zoned schools: Calallen Wood River El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 479 students, 54% FRL); Calallen Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 968 students, 53% FRL); Calallen H S (math 47% / reading 59%, grade C-, #437 of 1,632 statewide, top 27%, 1,180 students, 51% FRL).
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $102k; list at $240k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,992 (18.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 9.3

CMA / ARV

• ARV (median comp): $319,080
• List price: $240,000
• Delta: -24.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4226 Wood River Dr	0.00mi	4/2.5	2,492 (0%)	1mo	$240,000	$96	100
14921 Red Riv	0.17mi	3/2.5 (-1)	2,620 (+5%)	1mo	$350,000	$134	77
4253 Rapids Dr	0.14mi	5/2.5 (+1)	2,628 (+6%)	4mo	$389,900	$148	76
14901 Cibolo Crk	0.34mi	4/2.5	2,380 (-4%)	1mo	$439,000	$184	76
15326 Chianti Ln	0.44mi	4/3.0	2,480 (-0%)	1mo	$509,000	$205	76
14909 Cibolo Crk	0.36mi	4/3.0	2,433 (-2%)	5mo	$399,999	$164	74
14902 Beal Dr	0.45mi	4/3.0	2,668 (+7%)	1mo	$499,000	$187	64
15118 Guadalupe River Dr	0.24mi	5/3.0 (+1)	2,823 (+13%)	2mo	$455,000	$161	58
15357 Chianti Ln	0.45mi	4/2.0	2,238 (-10%)	4mo	$415,900	$186	57
4217 Spring Creek Dr	0.40mi	3/3.0 (-1)	2,860 (+15%)	3mo	$450,000	$157	48
3733 Lake Hawkins Ct	0.66mi	4/3.5	2,788 (+12%)	3mo	$459,000	$165	43
14618 Reagan Dr	0.52mi	3/2.0 (-1)	2,137 (-14%)	3mo	$185,000	$87	42

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: -25.3%
• Equity multiple: 0.15×
• Total profit: $-57,085
• Equity at exit: $35,785

10-year hold

• IRR: -25.1%
• Equity multiple: -0.17×
• Total profit: $-78,505
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$569 /mo · $6,825/yr
• Insurance: −$100
• HOA: −$21
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-255

Break-even live

Break-even rent $2,466

Max offer price $194,992

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-187	+0% $-255	+5% $-323	+10% $-391
Rent	-10% $-424	-5% $-339	+0% $-255	+5% $-170	+10% $-85
Rate	-1.0pp $-134	-0.5pp $-194	base $-255	+0.5pp $-317	+1.0pp $-380

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 Thoreau Cir Corpus Christi, TX	3.0	2.5	2577	$3,345	$1.30	45d	1	0.43mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 23 events

1. 2026-01-01
   historical
2. 2025-10-23
   listed $245,000 Active
3. 2025-06-03
   listed $293,000 Active
4. 2025-04-07
   price $299,000
5. 2025-04-06
   price $300,000
6. 2025-02-03
   listed $335,000 Active
7. 2023-09-30
   status Active
8. 2023-09-25
   historical Active Under Contract
9. 2023-08-14
   price $309,500
10. 2023-06-20
    listed $310,000 Active
11. 2019-04-08
    soldstatus
12. 2019-04-06
    historical
13. 2019-04-05
    soldstatus Closed
14. 2019-03-14
    status Pending
15. 2019-03-03
    historical Option Period
16. 2019-01-03
    price $198,000
17. 2018-09-05
    listed $225,000 Active
18. 2016-08-16
    historical
19. 2016-07-20
    price $199,900
20. 2016-06-13
    price $215,000
21. 2016-04-22
    price $219,900
22. 2016-02-27
    listed $229,000 Active
23. 1991-02-18
    soldstatus $102,000

ⓘ 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: $6,825 · $569/mo
• Projected year-2 tax: $6,825 · $569/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $25,725
• − Mortgage interest: −$13,444
• − Property taxes: −$6,825
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$252
• − Depreciation: −$6,982
• Taxable loss: −$7,094
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,355/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

+140.2% since first listed

23 events — show timeline

• 2026-01-01 Delisted — CBMLS
• 2025-10-23 Listed $245,000 CBMLS
• 2025-06-03 Listed $293,000 CBMLS
• 2025-04-07 Price Changed $299,000 CBMLS
• 2025-04-06 Price Changed $300,000 CBMLS
• 2025-02-03 Listed $335,000 CBMLS
• 2023-09-30 Relisted — CBMLS
• 2023-09-25 Contingent — CBMLS
• 2023-08-14 Price Changed $309,500 CBMLS
• 2023-06-20 Listed $310,000 CBMLS
• 2019-04-08 Sold (Public Records) — Public Records
• 2019-04-06 Delisted — CBMLS
• 2019-04-05 Sold (MLS) — CBMLS
• 2019-03-14 Pending — CBMLS
• 2019-03-03 Contingent — CBMLS
• 2019-01-03 Price Changed $198,000 CBMLS
• 2018-09-05 Listed $225,000 CBMLS
• 2016-08-16 Delisted — CBMLS
• 2016-07-20 Price Changed $199,900 CBMLS
• 2016-06-13 Price Changed $215,000 CBMLS
• 2016-04-22 Price Changed $219,900 CBMLS
• 2016-02-27 Listed $229,000 CBMLS
• 1991-02-18 Sold (Public Records) $102,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $6,825 · -3.1% YoY. Source: county tax records.