335 County Road 2100 · Corsicana, TX 75110

$229,900

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 60 Days on market

Built 2005 1.00 ac lot $95/sqft · 46% below area Est $422k · 46% under

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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 +10.1/30.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

Key facts

• 1 acre lot
• Built 2005
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (30.5% below list).
• Recommended offer: $160k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Corsicana — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, crime F, commute 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.
• Zoned schools: Jose Antonio Navarro El (math 24% / reading 24%, grade F, #3,221 of 4,322 statewide, top 75%, 621 students, 90% FRL); Corsicana Middle (math 35% / reading 43%, grade F, #690 of 1,662 statewide, top 42%, 928 students, 76% FRL); Corsicana H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 1,805 students, 73% FRL).
• Market conditions: Rents soft (-1.5%/yr); 274 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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.
• 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 60 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $159,850 (30.5% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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: 0.70% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $421,971
• List price: $229,900
• Delta: -45.52%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.22×
• Total profit: $-50,490
• Equity at exit: $34,279

10-year hold

• IRR: -27.3%
• Equity multiple: -0.14×
• Total profit: $-73,344
• Equity at exit: $19,878

Cash invested: $64,372 (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: 274
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-133

Break-even live

Break-even rent $1,767

Max offer price $206,443

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-68	+0% $-133	+5% $-198	+10% $-263
Rent	-10% $-259	-5% $-196	+0% $-133	+5% $-70	+10% $-7
Rate	-1.0pp $-17	-0.5pp $-74	base $-133	+0.5pp $-192	+1.0pp $-253

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-07
   statusdays on market $229,900 Pending 60 DOM
2. 2026-06-02
   days on market $229,900 Active Option Contract 57 DOM
3. 2026-06-01
   days on market $229,900 Active Option Contract 56 DOM
4. 2026-05-31
   days on market $229,900 Active Option Contract 55 DOM
5. 2026-05-30
   days on market $229,900 Active Option Contract 54 DOM
6. 2026-05-18
   price $229,900 819-char remark

   Show marketing remark (819 chars)

   Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

7. 2026-05-05
   price $249,900 819-char remark

   Show marketing remark (819 chars)

   Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

8. 2026-05-02
   price $258,950 819-char remark

   Show marketing remark (819 chars)

   Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

9. 2026-04-29
   price $258,999 819-char remark

   Show marketing remark (819 chars)

   Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

10. 2026-04-23
    price $259,000 819-char remark

    Show marketing remark (819 chars)

    Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

11. 2026-04-21
    price $269,700 819-char remark

    Show marketing remark (819 chars)

    Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

12. 2026-04-16
    price $269,800 819-char remark

    Show marketing remark (819 chars)

    Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

13. 2026-04-06
    listed $269,999 Active 819-char remark

    Show marketing remark (819 chars)

    Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

14. 2026-04-06
    historical

    Show marketing remark (819 chars)

    Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

15. 2026-04-06
    historical

    Show marketing remark (819 chars)

    Come take a look at this adorable property on 1+-acres, just outside Corsicana! This 4-bedroom, 2-bath plus office home offers plenty of room to spread out, featuring two separate living areas each with its own fireplace—perfect entertaining guests, having a media room, playroom, or having a multi generational option. The large kitchen has been updated with granite counter tops and cabinets. The kitchen, along with bedrooms and living spaces all are very large and spacious, perfect for your growing family. You can see the love that was put into this home. Outside you will find a large fenced in yard, storage building, and you get to enjoy the sunrise and sunset from both your front and back porches all this while loving country life, yet easy commute to the city! Lots of financing options available!

16. 2026-03-29
    price $269,999
17. 2026-03-29
    price
18. 2026-03-29
    price $269,999
19. 2026-03-13
    listed $280,000 Active
20. 2026-03-13
    listed Active
21. 2026-03-13
    listed $280,000 Active
22. 2026-03-05
    listed $280,000 Active
23. 2022-08-11
    soldstatus
24. 2022-08-09
    soldstatus Closed
25. 2022-07-16
    status Pending
26. 2022-07-05
    historical Active Option Contract
27. 2022-06-21
    listed $139,500 Active
28. 2012-08-08
    soldstatus Closed
29. 2012-07-17
    status Pending
30. 2012-06-12
    listed $35,000 Active
31. 1997-07-16
    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: $1,130 · $94/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$3,077/yr (+$256/mo · 272.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,182
• − Mortgage interest: −$12,878
• − Property taxes: −$1,130
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$6,688
• Taxable loss: −$5,733
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $-218/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

• 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

+556.9% since first listed

26 events — show timeline

• 2026-05-18 Price Changed $229,900 NTREIS
• 2026-05-05 Price Changed $249,900 NTREIS
• 2026-05-02 Price Changed $258,950 NTREIS
• 2026-04-29 Price Changed $258,999 NTREIS
• 2026-04-23 Price Changed $259,000 NTREIS
• 2026-04-21 Price Changed $269,700 NTREIS
• 2026-04-16 Price Changed $269,800 NTREIS
• 2026-04-06 Listing Removed — CTXMLS
• 2026-04-06 Listing Removed — HARMLS
• 2026-04-06 Listed $269,999 NTREIS
• 2026-03-29 Price Changed $269,999 NTREIS
• 2026-03-29 Price Changed — Unlock MLS
• 2026-03-29 Price Changed $269,999 CTXMLS
• 2026-03-13 Listed $280,000 CTXMLS
• 2026-03-13 Listed — Unlock MLS
• 2026-03-13 Listed $280,000 HARMLS
• 2026-03-05 Listed $280,000 NTREIS
• 2022-08-11 Sold (Public Records) — Public Records
• 2022-08-09 Sold (MLS) — NTREIS
• 2022-07-16 Pending — NTREIS
• 2022-07-05 Contingent — NTREIS
• 2022-06-21 Listed $139,500 NTREIS
• 2012-08-08 Sold (MLS) — NTREIS
• 2012-07-17 Pending — NTREIS
• 2012-06-12 Listed $35,000 NTREIS
• 1997-07-16 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,130 · +8.7% YoY. Source: county tax records.