4901 Amber Rd · La Paloma-Lost Creek, TX 78380

$50,000

2 bd · 1.0 ba · 660 sqft · Manufactured · 156 Days on market

Built 1980 Poor condition 1.00 ac lot ↓ 29% since listing

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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 +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Where peaceful country living meets everyday convenience. This inviting property offers the perfect opportunity to enjoy wide-open spaces while remaining just minutes from town amenities, major roadways, and the Coastal Bend area. Set on a generous lot, this land provides ample room to relax, entertain, and expand. Whether you’re looking for space for outdoor gatherings, hobbies, animals, or future improvements, this property delivers versatility and potential. Located in a quiet area with easy access to Corpus Christi, schools, shopping, and dining, this property is ideal for those seeking privacy without sacrificing convenience. Whether you’re a first-time buyer, or investor, this property presents an excellent opportunity to own a piece of South Texas charm. Schedule your private showing today and imagine the possibilities.

Key facts

• Wide-open spaces
• Generous lot
• Outdoor gatherings

Tags

• PEACEFUL COUNTRY LIVING
• WIDE-OPEN SPACES
• GENEROUS LOT
• OUTDOOR GATHERINGS
• EASY ACCESS TO CORPUS CHRISTI
• QUIET AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Driscoll ISD (rural): math 60% / reading 60% proficiency, ranked #155 of 1,141 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 182 active listings in the ZIP; 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 $346 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.12% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.21%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $23,279
• Equity at exit: $7,455

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $60,724
• Equity at exit: $4,323

Cash invested: $14,000 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 182
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $492

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   days on market $50,000 Active 156 DOM
2. 2026-06-12
   days on market $50,000 Active 155 DOM
3. 2026-06-09
   days on market $50,000 Active 152 DOM
4. 2026-06-08
   days on market $50,000 Active 151 DOM
5. 2026-06-08
   days on market $50,000 Active 150 DOM
6. 2026-06-05
   days on market $50,000 Active 148 DOM
7. 2026-06-03
   days on market $50,000 Active 146 DOM
8. 2026-06-02
   days on market $50,000 Active 145 DOM
9. 2026-06-01
   days on market $50,000 Active 144 DOM
10. 2026-05-31
    days on market $50,000 Active 143 DOM
11. 2026-03-27
    price $50,000 850-char remark

    Show marketing remark (850 chars)

    Where peaceful country living meets everyday convenience. This inviting property offers the perfect opportunity to enjoy wide-open spaces while remaining just minutes from town amenities, major roadways, and the Coastal Bend area. Set on a generous lot, this land provides ample room to relax, entertain, and expand. Whether you’re looking for space for outdoor gatherings, hobbies, animals, or future improvements, this property delivers versatility and potential. Located in a quiet area with easy access to Corpus Christi, schools, shopping, and dining, this property is ideal for those seeking privacy without sacrificing convenience. Whether you’re a first-time buyer, or investor, this property presents an excellent opportunity to own a piece of South Texas charm. Schedule your private showing today and imagine the possibilities.

12. 2026-01-08
    listed $70,000 Active 850-char remark

    Show marketing remark (850 chars)

    Where peaceful country living meets everyday convenience. This inviting property offers the perfect opportunity to enjoy wide-open spaces while remaining just minutes from town amenities, major roadways, and the Coastal Bend area. Set on a generous lot, this land provides ample room to relax, entertain, and expand. Whether you’re looking for space for outdoor gatherings, hobbies, animals, or future improvements, this property delivers versatility and potential. Located in a quiet area with easy access to Corpus Christi, schools, shopping, and dining, this property is ideal for those seeking privacy without sacrificing convenience. Whether you’re a first-time buyer, or investor, this property presents an excellent opportunity to own a piece of South Texas charm. Schedule your private showing today and imagine the possibilities.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $12,729
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$1,455
• Taxable income: $5,437
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $4,605/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property is in poor condition with overgrown vegetation and no visible interior or exterior features. Significant work is needed to improve its condition and increase its value.

Repairs flagged

• Major vegetation removal — The property is overgrown with dense vegetation, which needs to be removed for proper maintenance and safety.

Value-add opportunities

• Both vegetation removal and landscaping — Removing the overgrown vegetation and landscaping the property will improve both the resale and rental value by enhancing the property's appearance and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
vegetation removal · The property is overgrown with dense vegetation, which needs to be removed for proper maintenance and safety.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both vegetation removal and landscaping — Removing the overgrown vegetation and landscaping the property will improve both the resale and rental value by enhancing the property's appearance and appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Driscoll ISD
• NCES district ID: 4817550
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $40,730
• Composite: 51.8/100
• National rank: #3588
• State rank: #155 of 1141 in TX

Livability — La Paloma-Lost Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: La Paloma-Lost Creek, TX
• Population (ZIP): 23,752

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

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: ▼ -5.51%
• Current HPI: 286.19
• Rent YoY: —
• Metro: —
• 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

-28.6% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $50,000 CBMLS
• 2026-01-08 Listed $70,000 CBMLS