107 Havner St · Corsicana, TX 75110

$80,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 27 Days on market

Built 1950 0.33 ac lot

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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
• 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

Situated in the desirable Fannin school district, this 3 bedroom, 1.5 bath home offers 1,680 square feet of potential and opportunity! Whether you're searching for your first home or looking to expand your investment portfolio, this property is full of possibilities. Inside, you’ll find a functional layout with plenty of room to make it your own. Outside, the large yard provides endless options for entertaining, gardening, pets, or future improvements, while the detached garage adds extra storage and workspace. With its great location and solid potential, this property is the perfect opportunity for a starter home, rental investment, or renovation project!

Key facts

• Large yard
• Detached garage
• 0.33 acre lot

Tags

• FANNIN SCHOOL DISTRICT
• LARGE YARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot size approximately 0.331 acres; Subdivision: Corsicana; County: Navarro; Directions: Refer to GPS
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Garage; 1 covered parking space; 1 garage space; No carport spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Individual gas meter; Sidewalk
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Built in 1950; Siding exterior; Shingle roof
• Exterior features: Covered patio; Few trees; Interior lot; Easements for utilities

Interior

• Kitchen: Eat-in kitchen with gas oven; Utility area in the kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s); Window unit(s)
• Interior features: Cable TV available; Eat-in kitchen; Window coverings; One living area; One dining area; Total of 8 rooms; Single-level (one story)
• Laundry & utility: Washer hookup; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% 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, 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: Fannin El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 399 students, 84% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Corsicana ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.5%/yr); 270 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.98% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 N Commerce St	0.29mi	3/2.0	1,260 (+1%)	3mo	$82,500	$65	78
230 Hampton Ave	0.29mi	3/2.0	1,332 (+7%)	3mo	$250,000	$188	68
2208 N Beaton St	0.21mi	3/2.0	1,322 (+6%)	10mo	$229,900	$174	68
1313 Ann Arbor Dr	0.48mi	2/1.0 (-1)	1,212 (-3%)	1mo	$115,000	$95	67
2412 Morris Dr	0.30mi	3/2.0	1,170 (-6%)	8mo	$170,800	$146	65
150 E Rob Ave	0.25mi	4/1.0 (+1)	1,286 (+3%)	16mo	$147,000	$114	65
204 Austin Ave	0.18mi	3/2.0	1,133 (-9%)	10mo	$160,000	$141	64
110 E Rob Ave	0.26mi	3/1.0	1,096 (-12%)	16mo	$155,000	$141	54
204 Gorman St	0.36mi	3/2.0	1,377 (+10%)	9mo	$250,000	$182	54
104 Woodland Ave	0.20mi	3/2.0	1,064 (-15%)	14mo	$189,999	$179	50
216 Fairmont Ave	0.51mi	3/1.0	1,398 (+12%)	7mo	$215,000	$154	50
405 Fairmont Ave	0.54mi	3/2.0	1,367 (+10%)	6mo	$220,000	$161	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.86×
• Total profit: $19,356
• Equity at exit: $11,928

10-year hold

• IRR: 27.8%
• Equity multiple: 3.09×
• Total profit: $46,790
• Equity at exit: $6,917

Cash invested: $22,400 (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: 270
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$420
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $579

Break-even live

Break-even rent $850

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $624	-5% $601	+0% $579	+5% $556	+10% $533
Rent	-10% $454	-5% $516	+0% $579	+5% $641	+10% $704
Rate	-1.0pp $619	-0.5pp $599	base $579	+0.5pp $558	+1.0pp $537

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 Winfield Dr Corsicana, TX	3.0	1.0	1468	$1,450	$0.99	25d	1	0.71mi
303 E Thompson St Corsicana, TX	4.0	2.0	1450	$1,750	$1.21	2d	1	0.88mi
3128 Emhouse Rd Corsicana, TX	3.0	1.5	1216	$1,300	$1.07	44d	1	1.03mi
3505 Northpark Dr Corsicana, TX	3.0	1.5	1225	$1,700	$1.39	2d	1	1.11mi
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	5d	1	1.15mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	44d	1	1.34mi

Listing history 16 events

1. 2026-06-17
   status $80,000 Pending 27 DOM
2. 2026-06-16
   days on market $80,000 Active Option Contract 27 DOM
3. 2026-06-15
   days on market $80,000 Active Option Contract 26 DOM
4. 2026-06-14
   days on market $80,000 Active Option Contract 24 DOM
5. 2026-06-12
   days on market $80,000 Active Option Contract 23 DOM
6. 2026-06-09
   days on market $80,000 Active Option Contract 20 DOM
7. 2026-06-09
   status $80,000 Active Option Contract 19 DOM
8. 2026-06-08
   days on market $80,000 Active 19 DOM
9. 2026-06-07
   days on market $80,000 Active 18 DOM
10. 2026-06-02
    days on market $80,000 Active 13 DOM
11. 2026-06-01
    days on market $80,000 Active 12 DOM
12. 2026-05-31
    days on market $80,000 Active 11 DOM
13. 2026-05-30
    days on market $80,000 Active 10 DOM
14. 2026-05-20
    listed $80,000 Active
15. 2018-07-31
    soldstatus
16. 2008-08-27
    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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $18,986
• − Mortgage interest: −$4,481
• − Property taxes: −$2,620
• − Insurance: −$400
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$2,327
• Taxable income: $6,120
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,476/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

3 events — show timeline

• 2026-05-20 Listed $80,000 NTREIS
• 2018-07-31 Sold (Public Records) — Public Records
• 2008-08-27 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,620 · -5.7% YoY. Source: county tax records.