650 W 6th Ave · Corsicana, TX 75110

$89,999

3 bd · 1.0 ba · 1,838 sqft · SingleFamily public records · 242 Days on market

Built 1920 6,708 sqft lot $49/sqft · 64% below area ↓ 10% since listing

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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 MLS

Unlock the potential of this partially constructed home at 650 W 6th Ave, Corsicana, TX 75110. Situated in a quiet, established neighborhood, this property offers a fantastic opportunity for investors, builders, or buyers looking to take over a project with a head start. Construction has been started but not completed, and the home is being sold as-is. The foundation has already been leveled, and a city-approved set of building plans is available and ready to be followed—saving you time and hassle with permitting. Whether you're looking to finish and flip, create a custom home, or add to your rental portfolio, this property offers the flexibility to bring your vision to life.

Key facts

• 6,708 sq ft lot
• Built 1920
• Listed 241 days

Tags

• PARTIALLY CONSTRUCTED HOME
• QUIET ESTABLISHED NEIGHBORHOOD
• FOUNDATION HAS BEEN LEVELED
• CITY APPROVED BUILDING PLANS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.17% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.53%
• DSCR: 2.76
• GRM: 3.8

CMA / ARV

• ARV (median comp): $251,663
• List price: $89,999
• Delta: -64.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 W 3rd Ave	0.35mi	3/1.0	1,750 (-5%)	14mo	$209,000	$119	64
1402 W 1st Ave	0.59mi	3/2.0	1,754 (-5%)	1mo	$199,500	$114	60
317 E 14th Ave	0.27mi	3/2.5	1,567 (-15%)	2mo	$277,000	$177	55
1511 W 13th Ave	0.75mi	3/2.0	1,742 (-5%)	5mo	$260,000	$149	48
1408 W 13th Ave	0.67mi	4/2.0 (+1)	1,976 (+8%)	3mo	$260,000	$132	45
1529 W 4th Ave	0.65mi	3/2.0	2,072 (+13%)	2mo	$225,000	$109	43
626 S 16th St	0.34mi	3/2.0	2,040 (+11%)	23mo	$229,999	$113	42
1414 W 2nd Ave	0.56mi	2/1.0 (-1)	1,631 (-11%)	9mo	$65,000	$40	42
1518 W 6th Ave	0.57mi	4/2.5 (+1)	1,650 (-10%)	16mo	$269,999	$164	32
1556 W 5th Ave	0.71mi	3/2.0	2,016 (+10%)	18mo	$179,900	$89	31
619 N 25th St	0.75mi	3/2.0	1,986 (+8%)	20mo	$229,500	$116	31
1707 W Collin St	0.74mi	4/2.0 (+1)	1,562 (-15%)	24mo	$245,000	$157	12

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: 32.2%
• Equity multiple: 2.30×
• Total profit: $32,655
• Equity at exit: $13,419

10-year hold

• IRR: 37.5%
• Equity multiple: 3.97×
• Total profit: $74,779
• Equity at exit: $7,781

Cash invested: $25,200 (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: 268
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $830

Break-even live

Break-even rent $898

Max offer price $89,999

Occupancy floor 52%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 W Collin St Corsicana, TX	3.0	2.0	1290	$1,850	$1.43	44d	1	0.58mi
421 N 5th St Corsicana, TX	4.0	2.0	1664	$2,400	$1.44	44d	1	0.91mi
1624 E Collin St Corsicana, TX	3.0	2.0	1339	$2,000	$1.49	44d	1	1.46mi

Listing history 23 events

1. 2026-06-19
   days on market $89,999 Active 242 DOM
2. 2026-06-18
   days on market $89,999 Active 241 DOM
3. 2026-06-17
   days on market $89,999 Active 240 DOM
4. 2026-06-16
   days on market $89,999 Active 239 DOM
5. 2026-06-15
   days on market $89,999 Active 238 DOM
6. 2026-06-14
   days on market $89,999 Active 236 DOM
7. 2026-06-12
   days on market $89,999 Active 235 DOM
8. 2026-06-09
   days on market $89,999 Active 232 DOM
9. 2026-06-08
   days on market $89,999 Active 231 DOM
10. 2026-06-07
    days on market $89,999 Active 230 DOM
11. 2026-06-02
    days on market $89,999 Active 225 DOM
12. 2026-06-01
    days on market $89,999 Active 224 DOM
13. 2026-05-31
    days on market $89,999 Active 223 DOM
14. 2026-05-30
    days on market $89,999 Active 222 DOM
15. 2026-05-09
    status Active 696-char remark

    Show marketing remark (696 chars)

    Unlock the potential of this partially constructed home at 650 W 6th Ave, Corsicana, TX 75110. Situated in a quiet, established neighborhood, this property offers a fantastic opportunity for investors, builders, or buyers looking to take over a project with a head start. Construction has been started but not completed, and the home is being sold as-is. The foundation has already been leveled, and a city-approved set of building plans is available and ready to be followed—saving you time and hassle with permitting. Whether you're looking to finish and flip, create a custom home, or add to your rental portfolio, this property offers the flexibility to bring your vision to life.

16. 2026-05-06
    status Pending 696-char remark

    Show marketing remark (696 chars)

    Unlock the potential of this partially constructed home at 650 W 6th Ave, Corsicana, TX 75110. Situated in a quiet, established neighborhood, this property offers a fantastic opportunity for investors, builders, or buyers looking to take over a project with a head start. Construction has been started but not completed, and the home is being sold as-is. The foundation has already been leveled, and a city-approved set of building plans is available and ready to be followed—saving you time and hassle with permitting. Whether you're looking to finish and flip, create a custom home, or add to your rental portfolio, this property offers the flexibility to bring your vision to life.

17. 2026-04-06
    price $89,999 696-char remark

    Show marketing remark (696 chars)

    Unlock the potential of this partially constructed home at 650 W 6th Ave, Corsicana, TX 75110. Situated in a quiet, established neighborhood, this property offers a fantastic opportunity for investors, builders, or buyers looking to take over a project with a head start. Construction has been started but not completed, and the home is being sold as-is. The foundation has already been leveled, and a city-approved set of building plans is available and ready to be followed—saving you time and hassle with permitting. Whether you're looking to finish and flip, create a custom home, or add to your rental portfolio, this property offers the flexibility to bring your vision to life.

18. 2025-11-06
    price $95,000 696-char remark

    Show marketing remark (696 chars)

    Unlock the potential of this partially constructed home at 650 W 6th Ave, Corsicana, TX 75110. Situated in a quiet, established neighborhood, this property offers a fantastic opportunity for investors, builders, or buyers looking to take over a project with a head start. Construction has been started but not completed, and the home is being sold as-is. The foundation has already been leveled, and a city-approved set of building plans is available and ready to be followed—saving you time and hassle with permitting. Whether you're looking to finish and flip, create a custom home, or add to your rental portfolio, this property offers the flexibility to bring your vision to life.

19. 2025-10-17
    listed $99,500 Active 696-char remark

    Show marketing remark (696 chars)

    Unlock the potential of this partially constructed home at 650 W 6th Ave, Corsicana, TX 75110. Situated in a quiet, established neighborhood, this property offers a fantastic opportunity for investors, builders, or buyers looking to take over a project with a head start. Construction has been started but not completed, and the home is being sold as-is. The foundation has already been leveled, and a city-approved set of building plans is available and ready to be followed—saving you time and hassle with permitting. Whether you're looking to finish and flip, create a custom home, or add to your rental portfolio, this property offers the flexibility to bring your vision to life.

20. 2024-06-17
    soldstatus
21. 2021-10-14
    soldstatus
22. 2008-06-10
    soldstatus
23. 1996-02-16
    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: $2,398 · $200/mo
• Projected year-2 tax: $2,398 · $200/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 · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $23,382
• − Mortgage interest: −$5,041
• − Property taxes: −$2,398
• − Insurance: −$450
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$2,618
• Taxable income: $9,134
• Est. tax owed @ 24.0%: −$2,192
• After-tax cash flow: $7,768/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

-9.5% since first listed

9 events — show timeline

• 2026-05-09 Relisted — NTREIS
• 2026-05-06 Pending — NTREIS
• 2026-04-06 Price Changed $89,999 NTREIS
• 2025-11-06 Price Changed $95,000 NTREIS
• 2025-10-17 Listed $99,500 NTREIS
• 2024-06-17 Sold (Public Records) — Public Records
• 2021-10-14 Sold (Public Records) — Public Records
• 2008-06-10 Sold (Public Records) — Public Records
• 1996-02-16 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,398 · +231.0% YoY. Source: county tax records.