3717 NW County Road 0016 · Corsicana, TX 75110

$224,900

3 bd · 2.0 ba · 1,870 sqft · SingleFamily public records · 53 Days on market

Built 1978 1.03 ac lot $120/sqft · 6% below area Est $239k · 6% under ↓ 2% since listing

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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).

• Cash flow +12.9/30.0
• ARV discount +10.1/15.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming country retreat on 1 acre just outside of town in the desirable Hyland Estates subdivision! This property offers a unique opportunity for buyers ready to bring their vision and creativity to life. Enjoy peaceful mornings on the wraparound front porch shaded by mature trees, with plenty of space to enjoy the outdoors. Inside, the home features a functional layout with natural light and character throughout. The enclosed room has been used as a third bedroom, offering flexibility for additional living space. The property includes a small barn with an attached stable along with an additional storage building, making it ideal for those needing extra space for hobbies, animals, or equip

Key facts

• Attached stable
• Small barn
• Enclosed room

Tags

• WRAPAROUND FRONT PORCH
• MATURE TREES
• ENCLOSED ROOM
• SMALL BARN
• ATTACHED STABLE
• ADDITIONAL STORAGE BUILDING

Property features AI

Finance

• Other: Property listed as Owner/Agent; Property is on 1.027 acres; Will not subdivide
• Financial info: Listing accepts Cash and Conventional financing; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Co-op water; Electricity connected; Septic; All-weather road access; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story; Entry level information not provided; Facing direction not provided
• Construction: Built in 1978; Composition roof; Foundation details not provided; Construction materials not specified
• Exterior features: Courtyard; Covered porch(es); Pergola; Storage; Shed(s); Outbuilding; Barn(s); Stable(s); Landscaped lot

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Trash compactor
• Bedrooms: 3 bedrooms (primary bedroom on level 2)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Chandelier; Decorative lighting; Wet bar; One living area; One dining area; Two levels
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-17 ($-209/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (20.6% below list).
• Recommended offer: $179k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 53 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,573 (20.6% 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 53 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $238,869
• List price: $224,900
• Delta: -5.85%
• 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
3814 NW County Road 0009	0.23mi	3/2.0	1,729 (-8%)	13mo	$339,900	$197	66
3903 County Road 0012	0.40mi	3/2.0	2,020 (+8%)	3mo	$339,000	$168	65
3105 Oakridge Dr	0.72mi	3/2.0	1,852 (-1%)	9mo	$245,000	$132	57
401 Carol Ave	0.33mi	3/2.0	2,054 (+10%)	21mo	$245,000	$119	51
3120 Lafayette St	0.69mi	3/2.0	1,640 (-12%)	1mo	$188,000	$115	46
405 Hutson Dr	0.68mi	3/2.0	1,765 (-6%)	21mo	$190,000	$108	42
3304 Purdue Dr	0.56mi	4/3.0 (+1)	1,740 (-7%)	15mo	$150,000	$86	41
3221 Oakridge Dr	0.62mi	3/2.0	1,658 (-11%)	16mo	$239,900	$145	39

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-42,837
• Equity at exit: $33,533

10-year hold

• IRR: -20.5%
• Equity multiple: 0.06×
• Total profit: $-59,160
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-17

Break-even live

Break-even rent $1,808

Max offer price $221,823

Occupancy floor 96%

Sensitivity live

Price	-10% $110	-5% $46	+0% $-17	+5% $-81	+10% $-145
Rent	-10% $-158	-5% $-88	+0% $-17	+5% $53	+10% $124
Rate	-1.0pp $96	-0.5pp $40	base $-17	+0.5pp $-76	+1.0pp $-135

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 Northpark Dr Corsicana, TX	3.0	1.5	1225	$1,700	$1.39	1d	1	0.43mi
3120 Lafayette St Corsicana, TX	3.0	2.0	1640	$2,300	$1.40	7d	1	0.65mi
3008 Winfield Dr Corsicana, TX	3.0	1.0	1468	$1,450	$0.99	25d	1	0.75mi
303 E Thompson St Corsicana, TX	4.0	2.0	1450	$1,750	$1.21	2d	1	0.84mi
421 Forrest Ln Corsicana, TX	3.0	2.0	1528	$2,000	$1.31	44d	1	0.98mi

Listing history 19 events

1. 2026-06-19
   days on market $224,900 Active 53 DOM
2. 2026-06-18
   days on market $224,900 Active 52 DOM
3. 2026-06-17
   days on market $224,900 Active 51 DOM
4. 2026-06-16
   days on market $224,900 Active 50 DOM
5. 2026-06-15
   days on market $224,900 Active 49 DOM
6. 2026-06-14
   days on market $224,900 Active 47 DOM
7. 2026-06-12
   days on market $224,900 Active 46 DOM
8. 2026-06-09
   days on market $224,900 Active 43 DOM
9. 2026-06-08
   days on market $224,900 Active 42 DOM
10. 2026-06-07
    days on market $224,900 Active 41 DOM
11. 2026-06-02
    days on market $224,900 Active 36 DOM
12. 2026-06-01
    days on market $224,900 Active 35 DOM
13. 2026-05-31
    days on market $224,900 Active 34 DOM
14. 2026-05-30
    days on market $224,900 Active 33 DOM
15. 2026-05-15
    price $224,900 1145-char remark
16. 2026-04-27
    listed $229,900 Active 1145-char remark
17. 2026-03-25
    historical
18. 2026-03-07
    listed $229,900 Active
19. 2026-02-03
    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: $1,860 · $155/mo
• Projected year-2 tax: $4,116 · $343/mo
• Expected delta: +$2,255/yr (+$188/mo · 121.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 21 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: $21,429
• − Mortgage interest: −$12,598
• − Property taxes: −$1,860
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,543
• Taxable loss: −$4,125
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $781/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

-2.2% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $224,900 NTREIS
• 2026-04-27 Listed $229,900 NTREIS
• 2026-03-25 Listing Removed — NTREIS
• 2026-03-07 Listed $229,900 NTREIS
• 2026-02-03 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,860 · +8.7% YoY. Source: county tax records.