115 Woodland Ave · Corsicana, TX 75110

$137,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 44 Days on market

Built 1950 0.40 ac lot $142/sqft · 5% below area Est $145k · 5% under ↓ 24% since listing

---

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 +19.5/30.0
• ARV discount +9.9/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Home on Double Lot with Workshop & Storage Galore! Full of character and unique features, this adorable 3-bedroom, 1-bathroom home sits on a spacious double lot just under half an acre. Step inside to discover built-ins, offering both charm and practical storage. The updated kitchen features ample cabinet space and a warm, inviting atmosphere. Outside, you'll find a detached double garage with an attached workshop and tons of storage—perfect for hobbies or extra space. The additional lot next door provides endless possibilities, whether you're looking to add a carport, storage shed, or simply enjoy the extra yard space. With some TLC, this gem is ready to shin

Key facts

• Extra yard space
• Double lot
• Workshop

Tags

• DOUBLE LOT
• WORKSHOP
• BUILT-INS
• DETACHED DOUBLE GARAGE
• EXTRA YARD SPACE

Property features AI

Finance

• HOA & community: No association (no HOA)

Exterior

• Parking: Covered parking for 2 vehicles; Driveway; On-site parking; Garage with 2 car spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Single-story; Multiple parcel (multi-parcel)
• Construction: Built in 1950; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Back yard fencing; Few trees; Large grassy backyard

Interior

• Kitchen: Built-in cabinets; Dishwasher
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central air; Wall/window unit(s)
• Interior features: Built-in features; Seven total rooms; One living area; One dining area; One level (single-story)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.5% in Corsicana — 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 71/100 on livability (#283 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Corsicana ISD (town): math 39% / reading 37% proficiency, ranked #471 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.5%/yr); 268 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $144,827
• List price: $137,000
• Delta: -5.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Ann Arbor Dr	0.41mi	3/1.0	1,024 (+6%)	2mo	$187,500	$183	70
104 Woodland Ave	0.06mi	3/2.0	1,064 (+10%)	14mo	$189,999	$179	65
808 N Commerce St	0.28mi	3/1.0	1,033 (+7%)	14mo	$95,000	$92	64
110 E Rob Ave	0.05mi	3/1.0	1,096 (+13%)	16mo	$155,000	$141	62
2408 Morris Dr	0.51mi	3/2.0	894 (-8%)	1mo	$204,950	$229	59
230 Gorman St	0.60mi	2/1.0 (-1)	1,000 (+3%)	17mo	$125,000	$125	48
516 N 9th St	0.73mi	2/1.0 (-1)	952 (-2%)	23mo	$159,000	$167	40
627 N Commerce St	0.63mi	3/2.0	1,074 (+11%)	22mo	$208,000	$194	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-16,325
• Equity at exit: $20,427

10-year hold

• IRR: -8.2%
• Equity multiple: 0.56×
• Total profit: $-17,038
• Equity at exit: $11,845

Cash invested: $38,360 (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 75110

• Rents YoY: -1.5%
• Active inventory: 268
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $156

Break-even live

Break-even rent $1,184

Max offer price $137,000

Occupancy floor 84%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	5d	1	0.99mi

Listing history 22 events

1. 2026-06-19
   days on market $137,000 Active 44 DOM
2. 2026-06-18
   days on market $137,000 Active 43 DOM
3. 2026-06-17
   days on market $137,000 Active 42 DOM
4. 2026-06-16
   days on market $137,000 Active 41 DOM
5. 2026-06-15
   days on market $137,000 Active 40 DOM
6. 2026-06-14
   days on market $137,000 Active 38 DOM
7. 2026-06-12
   days on market $137,000 Active 37 DOM
8. 2026-06-09
   days on market $137,000 Active 34 DOM
9. 2026-06-08
   days on market $137,000 Active 33 DOM
10. 2026-06-07
    days on market $137,000 Active 32 DOM
11. 2026-06-02
    days on market $137,000 Active 27 DOM
12. 2026-06-01
    days on market $137,000 Active 26 DOM
13. 2026-05-31
    days on market $137,000 Active 25 DOM
14. 2026-05-30
    days on market $137,000 Active 24 DOM
15. 2026-05-06
    listed $137,000 Active 758-char remark
16. 2025-08-11
    price $150,000
17. 2025-06-17
    listed $155,000 Active
18. 2025-03-04
    historical
19. 2024-12-18
    price $165,000
20. 2024-06-11
    price $169,900
21. 2024-03-13
    listed $181,000 Active
22. 1989-02-20
    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: $1,915 · $160/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$592/yr (+$49/mo · 30.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,567
• − Mortgage interest: −$7,674
• − Property taxes: −$1,915
• − Insurance: −$685
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,985
• Taxable loss: −$343
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,949/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: Corsicana ISD
• NCES district ID: 4815330
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $39,948
• Composite: 31.89/100
• National rank: #5862
• State rank: #471 of 826 in TX

Livability — Corsicana

• Score: 71/100
• State rank: #283
• US rank: #6570

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corsicana, TX
• County: Navarro County · 31,552 people
• City population: 31,552
• Metro: Corsicana, TX
• Population (ZIP): 31,552
• Household income: $57,370
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 663.0

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 16% Black 13% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 68% English-only · Spanish 29% Other Asian/Pacific 2%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.01%
• Current HPI: 224.5566
• Rent YoY: ▼ -1.47%
• Metro: Corsicana, 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

-24.3% since first listed

8 events — show timeline

• 2026-05-06 Listed $137,000 NTREIS
• 2025-08-11 Price Changed $150,000 NTREIS
• 2025-06-17 Listed $155,000 NTREIS
• 2025-03-04 Listing Removed — NTREIS
• 2024-12-18 Price Changed $165,000 NTREIS
• 2024-06-11 Price Changed $169,900 NTREIS
• 2024-03-13 Listed $181,000 NTREIS
• 1989-02-20 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,915 · +12.7% YoY. Source: county tax records.