10925 Mayfield Dr · Corpus Christi, TX 78410

$120,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 84 Days on market

Built 1980 0.37 ac lot ↓ 19% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This corner home sits on an extra-large lot measuring almost 16,000 sq. ft. and features 3 bedrooms, making it perfect for first-time buyers or investors looking to expand their rental portfolio. With paneling throughout, the kitchen offers Formica countertops, wood cabinets, a white free standing electric stove/oven, laminate flooring, and a dining area tucked away at the rear, while the living space is located in the front. The three spacious bedrooms are complemented by two full baths—one with a tub/shower for guests and the primary with a tiled shower. The attached two-car garage includes washer and dryer connections, and the enclosed patio is a great spot to enjoy the huge yard o

Key facts

• Extra-large lot
• Laminate flooring
• Dining area

Tags

• EXTRA-LARGE LOT
• PANELING THROUGHOUT
• FORMICA COUNTERTOPS
• LAMINATE FLOORING
• DINING AREA
• ENCLOSED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $830 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.60% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $270,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4330 Heizer Dr	0.39mi	4/2.0 (+1)	1,672 (-4%)	4mo	$339,900	$203	68
9529 Danish Oak Dr	0.42mi	4/2.0 (+1)	1,796 (+4%)	3mo	$322,325	$179	67
11226 Brendel Ln	0.34mi	3/2.0	1,546 (-11%)	1mo	$269,900	$175	65
11230 Brendel	0.35mi	3/2.5	1,579 (-9%)	2mo	$279,900	$177	65
3214 Musket Ln	0.69mi	3/2.0	1,658 (-4%)	1mo	$259,000	$156	60
11141 Forest Hill Ln	0.52mi	4/2.0 (+1)	1,837 (+6%)	2mo	$201,600	$110	60
2742 Blue Grass Dr	0.73mi	3/2.0	1,782 (+3%)	3mo	$235,000	$132	59
10761 Emmord	0.49mi	3/1.5	1,566 (-10%)	1mo	$159,500	$102	58
3205 Firebird Dr	0.42mi	4/2.5 (+1)	1,885 (+9%)	4mo	$257,999	$137	56
9522 Danish Oak Dr	0.42mi	3/2.0	1,501 (-14%)	4mo	$301,125	$201	54
3814 Whitney Dr	0.51mi	4/3.0 (+1)	1,848 (+6%)	4mo	$245,000	$133	53
11310 Red Crk	0.66mi	3/2.0	1,567 (-10%)	4mo	$199,000	$127	50

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $8,847
• Equity at exit: $17,892

10-year hold

• IRR: 15.2%
• Equity multiple: 2.17×
• Total profit: $39,258
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$629
• Tax from tax record: −$362 /mo · $4,342/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $472

Break-even live

Break-even rent $1,318

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11006 Timbergrove Ln Corpus Christi, TX	3.0	2.0	1502	$1,900	$1.26	14d	1	0.48mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	44d	1	0.50mi
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	14d	1	0.52mi
10733 Timbergrove Ln Corpus Christi, TX	4.0	3.0	1971	$2,650	$1.34	14d	1	0.59mi
11110 Jackson Ter Corpus Christi, TX	3.0	2.0	1630	$2,100	$1.29	14d	1	0.63mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	14d	5	0.71mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	21d	1	0.77mi
3230 Creek Side Dr Unit 1268411P Corpus Christi, TX	3.0	2.0	1829	$5,393	$2.95	44d	1	0.98mi
10834 Ashley Dr Corpus Christi, TX	3.0	2.5	1893	$2,350	$1.24	21d	1	0.99mi
10830 Silverton Dr Corpus Christi, TX	3.0	2.0	1641	$1,900	$1.16	44d	1	1.07mi
3033 Astros Way Corpus Christi, TX	3.0	2.0	1583	$2,300	$1.45	14d	1	1.31mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	877	$1,875	$2.14	14d	20	1.40mi
10113 Up River Rd Corpus Christi, TX	1.0–3.0	1.0–2.0	857	$18,115	$21.13	44d	1	1.40mi

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   historical
3. 2026-05-04
   status Pending
4. 2026-04-25
   historical
5. 2026-04-13
   price $120,000
6. 2026-03-05
   listed $147,900 Active
7. 2026-02-24
   historical
8. 2026-02-12
   listed $147,900 Active
9. 2026-02-06
   historical
10. 2026-01-15
    listed $147,900 Active
11. 2021-12-16
    soldstatus
12. 2002-05-24
    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: $4,342 · $362/mo
• Projected year-2 tax: $4,342 · $362/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $22,989
• − Mortgage interest: −$6,722
• − Property taxes: −$4,342
• − Insurance: −$600
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$3,491
• Taxable income: $4,155
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,670/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

-18.9% since first listed

12 events — show timeline

• 2026-05-07 Pending — CBMLS
• 2026-05-05 Delisted — CBMLS
• 2026-05-04 Pending — CBMLS
• 2026-04-25 Delisted — CBMLS
• 2026-04-13 Price Changed $120,000 CBMLS
• 2026-03-05 Listed $147,900 CBMLS
• 2026-02-24 Delisted — CBMLS
• 2026-02-12 Listed $147,900 CBMLS
• 2026-02-06 Delisted — CBMLS
• 2026-01-15 Listed $147,900 CBMLS
• 2021-12-16 Sold (Public Records) — Public Records
• 2002-05-24 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,342 · +22.0% YoY. Source: county tax records.