1201 E 3rd Ave · Corsicana, TX 75110

$134,000

3 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 46 Days on market

Built 1950 7,013 sqft lot $127/sqft · 21% below area Est $186k · 28% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• 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

Tucked away on the edge of town, this charming cottage offers the perfect blend of small-town comfort, open surroundings, and move-in-ready convenience. Situated on a spacious corner lot in Corsicana, this home has been thoughtfully refreshed and is ready for its next owner to move right in and enjoy. With open spaces nearby and less congestion than many in-town locations, the setting gives the property a relaxed feel while still being conveniently close to everything you need. Step inside and you’ll find a warm, inviting interior with good-sized rooms and a layout that feels surprisingly spacious for a home in this price range. The living area is comfortable and welcoming, offering p

Key facts

• Updated kitchen
• Improved bathroom
• Corner lot

Tags

• CORNER LOT
• UPDATED KITCHEN
• IMPROVED BATHROOM
• EXCELLENT ACCESSIBILITY

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1950; Brick construction; Shingle roof; Slab foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Dishwasher; Microwave; Convection oven; Refrigerator; Built-in cabinets; Farm sink; Granite countertops
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Luxury vinyl plank; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Electric cooling; Electric heating; Natural gas heating
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total of 8 rooms; One level
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $926 of loan paydown is wiped out by about $4k 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 46 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago 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.
• Current owner paid $14k; list at $134k implies a 864% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $185,510
• List price: $134,000
• Delta: -25.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 G W Jackson Ave	0.24mi	4/2.0 (+1)	1,170 (+11%)	1mo	$185,000	$158	61
1413 E 8th Ave	0.43mi	2/1.0 (-1)	992 (-6%)	11mo	$78,456	$79	56
414 N Benton St	0.05mi	2/1.0 (-1)	898 (-15%)	16mo	$99,500	$111	54
702 E 1st Ave	0.36mi	2/1.0 (-1)	900 (-15%)	3mo	$119,900	$133	51
627 N Commerce St	0.65mi	3/2.0	1,074 (+2%)	22mo	$208,000	$194	44
516 N 9th St	0.58mi	2/1.0 (-1)	952 (-10%)	23mo	$159,000	$167	33

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,323
• Equity at exit: $19,980

10-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $13,166
• Equity at exit: $11,586

Cash invested: $37,520 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $393

Break-even live

Break-even rent $1,075

Max offer price $134,000

Occupancy floor 70%

Sensitivity live

Price	-10% $469	-5% $431	+0% $393	+5% $355	+10% $317
Rent	-10% $269	-5% $331	+0% $393	+5% $455	+10% $517
Rate	-1.0pp $460	-0.5pp $427	base $393	+0.5pp $358	+1.0pp $323

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: $33,500
• Closing costs: $4,020
• 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	0.32mi

Listing history 36 events

1. 2026-06-21
   pricedays on market $134,000 Active 46 DOM
2. 2026-06-19
   days on market $139,000 Active 44 DOM
3. 2026-06-18
   days on market $139,000 Active 43 DOM
4. 2026-06-17
   days on market $139,000 Active 42 DOM
5. 2026-06-16
   days on market $139,000 Active 41 DOM
6. 2026-06-15
   days on market $139,000 Active 40 DOM
7. 2026-06-14
   days on market $139,000 Active 38 DOM
8. 2026-06-12
   days on market $139,000 Active 37 DOM
9. 2026-06-09
   days on market $139,000 Active 34 DOM
10. 2026-06-08
    days on market $139,000 Active 33 DOM
11. 2026-06-07
    days on market $139,000 Active 32 DOM
12. 2026-06-02
    days on market $139,000 Active 27 DOM
13. 2026-06-01
    days on market $139,000 Active 26 DOM
14. 2026-05-31
    days on market $139,000 Active 25 DOM
15. 2026-05-30
    days on market $139,000 Active 24 DOM
16. 2026-05-06
    listed $139,000 Active 1805-char remark
17. 2025-12-10
    status Active
18. 2025-11-14
    historical Active Option Contract
19. 2025-10-22
    status Active
20. 2025-08-24
    historical Active Option Contract
21. 2025-08-15
    listed $139,000 Active
22. 2025-05-16
    historical
23. 2025-03-17
    price $139,900
24. 2025-02-06
    price $149,900
25. 2025-01-02
    listed $159,000 Active
26. 2024-08-22
    historical $1,235
27. 2024-07-18
    listed $1,235
28. 2024-05-22
    historical $1,235
29. 2024-05-07
    price $1,235
30. 2024-04-10
    listed $1,295
31. 2024-04-10
    historical $1,295
32. 2024-03-13
    listed $1,295
33. 2023-02-16
    soldstatus
34. 2022-07-11
    soldstatus
35. 2022-07-08
    soldstatus
36. 1987-12-09
    soldstatus $13,900

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$1,365/yr (+$114/mo · 125.5%)

ⓘ 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 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: $18,866
• − Mortgage interest: −$7,506
• − Property taxes: −$1,088
• − Insurance: −$670
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$3,898
• Taxable income: $2,686
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $4,070/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

+900.0% since first listed

21 events — show timeline

• 2026-05-06 Listed $139,000 NTREIS
• 2025-12-10 Relisted — NTREIS
• 2025-11-14 Contingent — NTREIS
• 2025-10-22 Relisted — NTREIS
• 2025-08-24 Contingent — NTREIS
• 2025-08-15 Listed $139,000 NTREIS
• 2025-05-16 Listing Removed — NTREIS
• 2025-03-17 Price Changed $139,900 NTREIS
• 2025-02-06 Price Changed $149,900 NTREIS
• 2025-01-02 Listed $159,000 NTREIS
• 2024-08-22 Rental Removed $1,235 APPFOLIO
• 2024-07-18 Listed for Rent $1,235 APPFOLIO
• 2024-05-22 Rental Removed $1,235 APPFOLIO
• 2024-05-07 Price Changed $1,235 APPFOLIO
• 2024-04-10 Listed for Rent $1,295 APPFOLIO
• 2024-04-10 Rental Removed $1,295 APPFOLIO
• 2024-03-13 Listed for Rent $1,295 APPFOLIO
• 2023-02-16 Sold (Public Records) — Public Records
• 2022-07-11 Sold (Public Records) — Public Records
• 2022-07-08 Sold (Public Records) — Public Records
• 1987-12-09 Sold (Public Records) $13,900 Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,088 · +0.7% YoY. Source: county tax records.