11326 Willowood Creek Dr · Corpus Christi, TX 78410

$159,000

3 bd · 2.0 ba · 1,115 sqft · SingleFamily public records · 48 Days on market

Built 1988 6,716 sqft lot $143/sqft · 17% below area Est $192k · 17% under

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Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• 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

Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

Key facts

• Well maintained home
• Spacious living area
• Private bath

Tags

• WELL MAINTAINED HOME
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• WELL APPOINTED KITCHEN
• PRIVATE BATH
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $191,853
• List price: $159,000
• Delta: -17.12%
• 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
11309 Dew Creek Cir	0.12mi	2/1.0 (-1)	1,019 (-9%)	4mo	$166,000	$163	68
11302 Willowood Crk	0.07mi	2/1.0 (-1)	1,061 (-5%)	15mo	$155,000	$146	67
3618 Starlite	0.53mi	2/2.0 (-1)	1,170 (+5%)	1mo	$184,900	$158	61
9541 Danish Oak Dr	0.23mi	3/2.0	1,263 (+13%)	7mo	$274,490	$217	61
9557 Danish Oak Dr	0.23mi	3/2.0	1,263 (+13%)	10mo	$274,375	$217	59
3930 Dunstain St	0.46mi	3/2.0	1,240 (+11%)	3mo	$169,000	$136	57
4014 Richwood	0.58mi	3/2.0	1,204 (+8%)	4mo	$195,000	$162	56
10925 Mayfield Dr	0.66mi	3/2.0	1,204 (+8%)	1mo	$120,000	$100	56
4233 Nolford Pl	0.68mi	3/2.0	1,157 (+4%)	10mo	$216,500	$187	54
10910 Stacy	0.56mi	3/2.0	1,233 (+11%)	12mo	$134,999	$109	46
3520 Starlite Ln	0.47mi	4/2.0 (+1)	993 (-11%)	14mo	$140,000	$141	43
10941 Gates	0.56mi	3/1.0	954 (-14%)	7mo	$134,999	$142	40

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-19,833
• Equity at exit: $23,707

10-year hold

• IRR: -5.0%
• Equity multiple: 0.69×
• Total profit: $-14,005
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$834
• Tax from tax record: −$291 /mo · $3,486/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $118

Break-even live

Break-even rent $1,507

Max offer price $159,000

Occupancy floor 88%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11214 Willowood Creek Dr Corpus Christi, TX	2.0	2.5	1253	$1,400	$1.12	13d	1	0.16mi
11202 Willowood Creek Dr Unit A Corpus Christi, TX	2.0	2.5	1253	$1,650	$1.32	43d	1	0.20mi
11613 Cripple Creek Dr Corpus Christi, TX	3.0	2.0	1432	$1,995	$1.39	21d	1	0.33mi
11934 Hearn Rd Unit 1351574P Corpus Christi, TX	2.0	2.0	1022	$2,613	$2.56	43d	1	0.71mi
11325 Interstate Highway 37 Corpus Christi, TX	1.0–2.0	1.0–1.5	787	$1,199	$1.52	13d	3	0.87mi
4425 Fleetwood Ln Corpus Christi, TX	2.0	1.0	920	$1,000	$1.09	13d	1	1.03mi
3150 Peachtree St Corpus Christi, TX	3.0	1.0–2.0	724	$1,135	$1.57	13d	5	1.32mi

Listing history 10 events

1. 2026-05-15
   status Pending 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

2. 2026-04-29
   price $159,000 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

3. 2026-04-27
   status Active 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

4. 2026-04-26
   status Pending 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

5. 2026-04-10
   status Pending 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

6. 2026-04-02
   price $165,000 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

7. 2026-03-26
   listed $170,000 Active 600-char remark

   Show marketing remark (600 chars)

   Well-maintained home located in an established Corpus Christi neighborhood, offering a functional layout with comfortable living spaces and great natural light. The home features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. The primary suite includes a private bath and closet space for added convenience. Situated on a nicely sized lot, the property provides outdoor space for relaxing or entertaining. Conveniently located near major roadways, shopping, dining, and local schools, this home offers both accessibility and everyday comfort.

8. 2012-06-05
   soldstatus
9. 2012-05-29
   soldstatus 138-char remark

   Show marketing remark (138 chars)

   GREAT SMALLER 3/2/2 IN CALALLEN SCHOOL DISTRICT. WITH SUN PORCH. CARPET AND TILE FLOORS. CLOSE TO CHURCHES AND SHOPPING. BEING SOLD AS IS

10. 2012-01-23
    listed $99,500 138-char remark

    Show marketing remark (138 chars)

    GREAT SMALLER 3/2/2 IN CALALLEN SCHOOL DISTRICT. WITH SUN PORCH. CARPET AND TILE FLOORS. CLOSE TO CHURCHES AND SHOPPING. BEING SOLD AS IS

ⓘ 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: $3,486 · $291/mo
• Projected year-2 tax: $3,486 · $291/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 3/10 Moderate
• 🌡 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: $19,881
• − Mortgage interest: −$8,906
• − Property taxes: −$3,486
• − Insurance: −$795
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,625
• Taxable loss: −$1,113
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,686/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

+59.8% since first listed

10 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-04-29 Price Changed $159,000 HARMLS
• 2026-04-27 Relisted — HARMLS
• 2026-04-26 Pending — HARMLS
• 2026-04-10 Pending — HARMLS
• 2026-04-02 Price Changed $165,000 HARMLS
• 2026-03-26 Listed $170,000 HARMLS
• 2012-06-05 Sold (Public Records) — Public Records
• 2012-05-29 Sold (MLS) — CBMLS
• 2012-01-23 Listed $99,500 CBMLS

Property tax history

+2.6%/yr

Latest (2025): $3,486 · +1.9% YoY. Source: county tax records.