517 S 3rd St · Corsicana, TX 75110

$165,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 25 Days on market

Built 1998 10,193 sqft lot Est $172k · at est.

---

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 +19.6/30.0
• ARV discount +9.2/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• 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

Wanted. .. .a savvy buyer looking for a value priced 3 bedroom, 1 bathroom home to love. 517 E 3rd Street offers an efficient layout and a massive yard. The price is right and all you have to do is pack your bags and move right in. Step inside to discover a warm and inviting living space with 3 large bedrooms and maintenance free flooring. Location + Charm + Value all wrapped up in a home you'll be proud to show off to your family and friends. Your next home offers easy access to State Highway 31 and is close to Carroll Elementary.

Key facts

• Massive yard
• Efficient layout
• 0.23 acre lot

Tags

• EFFICIENT LAYOUT
• MASSIVE YARD
• CLOSE TO CARROLL ELEMENTARY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Open parking (no covered spaces or carport)
• Utilities: City water; City sewer; Electricity connected; Overhead utilities; All-weather road access; Not in a municipal utility district
• Home design: Single-family residence; Single-story; Residential property
• Construction: Built in 1998; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Corner lot; Large backyard with grass; Few trees; Easements for utilities

Interior

• Kitchen: Electric range; Refrigerator; Built-in cabinets; Eat-in kitchen; Room for freezer; Utility area in kitchen
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom approximately 11 x 14; Second bedroom approximately 11 x 12; Third bedroom approximately 10 x 11
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (primary bath approximately 5 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Eat-in kitchen; 6 total rooms; One living area; One dining area; One level (single-story)
• Laundry & utility: Washer hookup on site; Electric dryer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.9% below list).
• Recommended offer: $159k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.4% 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: Carroll El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 502 students, 96% 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) — zoned schools average 81% FRL vs 65% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 274 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).
• 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 $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $158,502 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.96% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 E 13th Ave	0.57mi	3/2.0	1,151 (+1%)	2mo	$189,000	$164	66
1512 G W Jackson Ave	0.56mi	4/2.0 (+1)	1,170 (+2%)	1mo	$185,000	$158	60
1508 E 8th Ave	0.38mi	3/1.0	1,267 (+11%)	11mo	$65,000	$51	56
1307 E 11th Ave	0.29mi	3/2.0	1,300 (+14%)	9mo	$210,000	$162	52
123 E 13th Ave	0.57mi	3/2.0	1,265 (+11%)	2mo	$190,000	$150	50
119 E 13th Ave	0.57mi	3/2.0	1,263 (+10%)	4mo	$205,900	$163	48
1413 E 8th Ave	0.34mi	2/1.0 (-1)	992 (-13%)	11mo	$78,456	$79	48
710 E 3rd Ave	0.54mi	3/2.0	1,288 (+13%)	10mo	$189,500	$147	42
1205 S Benton St	0.49mi	3/2.0	1,262 (+10%)	20mo	$180,000	$143	39
106 W 17th Ave	0.69mi	3/2.0	1,305 (+14%)	8mo	$200,000	$153	33
105 W 13th Ave	0.58mi	3/2.0	1,312 (+15%)	15mo	$180,000	$137	32
217 N Benton St	0.44mi	4/2.0 (+1)	1,295 (+13%)	19mo	$85,000	$66	32

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-19,384
• Equity at exit: $24,602

10-year hold

• IRR: -7.6%
• Equity multiple: 0.58×
• Total profit: $-19,445
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $189

Break-even live

Break-even rent $1,346

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $282	-5% $235	+0% $189	+5% $142	+10% $95
Rent	-10% $64	-5% $126	+0% $189	+5% $251	+10% $314
Rate	-1.0pp $272	-0.5pp $231	base $189	+0.5pp $146	+1.0pp $102

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1624 E Collin St Corsicana, TX	3.0	2.0	1339	$2,000	$1.49	45d	1	0.54mi

Listing history 16 events

1. 2026-06-21
   days on market $165,000 Active 25 DOM
2. 2026-06-19
   days on market $165,000 Active 23 DOM
3. 2026-06-18
   days on market $165,000 Active 22 DOM
4. 2026-06-17
   days on market $165,000 Active 21 DOM
5. 2026-06-16
   days on market $165,000 Active 20 DOM
6. 2026-06-15
   days on market $165,000 Active 19 DOM
7. 2026-06-14
   days on market $165,000 Active 17 DOM
8. 2026-06-12
   days on market $165,000 Active 16 DOM
9. 2026-06-09
   days on market $165,000 Active 13 DOM
10. 2026-06-08
    days on market $165,000 Active 12 DOM
11. 2026-06-07
    days on market $165,000 Active 11 DOM
12. 2026-06-02
    days on market $165,000 Active 6 DOM
13. 2026-06-01
    days on market $165,000 Active 5 DOM
14. 2026-05-31
    days on market $165,000 Active 4 DOM
15. 2026-05-30
    days on market $165,000 Active 3 DOM
16. 2026-05-27
    listed $165,000 Active

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,467/yr (+$122/mo · 94.5%)

ⓘ 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 58% 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: $19,020
• − Mortgage interest: −$9,243
• − Property taxes: −$1,553
• − Insurance: −$825
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,800
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,371/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

1 event — show timeline

• 2026-05-27 Listed $165,000 NTREIS

Property tax history

+7.3%/yr

Latest (2025): $1,553 · -6.4% YoY. Source: county tax records.