110 Woodland Ave · Corsicana, TX 75110

$160,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 83 Days on market

Built 1924 0.34 ac lot $150/sqft · at area comps Est $155k · at est. ↓ 5% 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 +16.5/30.0
• ARV discount +5.9/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• 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 MLS

Charming 2-bedroom, 1-bath home in the heart of Corsicana ISD! Nestled on a spacious 0.344-acre lot, this home offers a partially fenced backyard, ideal for pets or outdoor enjoyment. The detached 2-car garage adds excellent storage or workspace potential. With plenty of character and room to grow, this home is a fantastic starter opportunity—just bring your vision and a little TLC to make it your own! Located just minutes from downtown, schools, churches, parks, shopping, and dining, you'll love the convenience and charm of this neighborhood.

Key facts

• Spacious lot
• 0.34 acre lot
• 2 garage spots

Tags

• PARTIALLY FENCED BACKYARD
• DETACHED 2-CAR GARAGE
• SPACIOUS LOT
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $141k (12.0% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Sam Houston El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 439 students, 84% 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).
• Market conditions: Rents soft (-1.5%/yr); 274 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

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 83 days — a 6% lower offer ($150k) 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

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $140,788 (12.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $154,608
• List price: $160,000
• Delta: 3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Woodland Ave	0.03mi	3/2.0 (+1)	1,064 (0%)	14mo	$189,999	$179	78
110 E Rob Ave	0.07mi	3/1.0 (+1)	1,096 (+3%)	16mo	$155,000	$141	74
1302 Ann Arbor Dr	0.39mi	3/1.0 (+1)	1,024 (-4%)	2mo	$187,500	$183	69
808 N Commerce St	0.31mi	3/1.0 (+1)	1,033 (-3%)	14mo	$95,000	$92	64
1313 Ann Arbor Dr	0.35mi	2/1.0	1,212 (+14%)	1mo	$115,000	$95	60
204 Austin Ave	0.37mi	3/2.0 (+1)	1,133 (+6%)	10mo	$160,000	$141	54
230 Gorman St	0.57mi	2/1.0	1,000 (-6%)	17mo	$125,000	$125	50
2412 Morris Dr	0.49mi	3/2.0 (+1)	1,170 (+10%)	8mo	$170,800	$146	45
627 N Commerce St	0.66mi	3/2.0 (+1)	1,074 (+1%)	22mo	$208,000	$194	40

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-24,070
• Equity at exit: $23,857

10-year hold

• IRR: -12.7%
• Equity multiple: 0.35×
• Total profit: $-29,293
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $94

Break-even live

Break-even rent $1,288

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $185	-5% $140	+0% $94	+5% $49	+10% $4
Rent	-10% $-17	-5% $39	+0% $94	+5% $150	+10% $206
Rate	-1.0pp $175	-0.5pp $135	base $94	+0.5pp $53	+1.0pp $11

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 W 1st Ave Unit B Corsicana, TX	1.0	1.0	750	$850	$1.13	45d	1	0.88mi
3008 Winfield Dr Corsicana, TX	3.0	1.0	1468	$1,450	$0.99	26d	1	0.92mi
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	6d	1	0.99mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	45d	1	1.18mi
3128 Emhouse Rd Corsicana, TX	3.0	1.5	1216	$1,300	$1.07	45d	1	1.23mi
3505 Northpark Dr Corsicana, TX	3.0	1.5	1225	$1,700	$1.39	0d	1	1.31mi
1624 E Collin St Corsicana, TX	3.0	2.0	1339	$2,000	$1.49	45d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 83 DOM
2. 2026-06-19
   days on market $160,000 Active 81 DOM
3. 2026-06-18
   days on market $160,000 Active 80 DOM
4. 2026-06-17
   days on market $160,000 Active 79 DOM
5. 2026-06-16
   days on market $160,000 Active 78 DOM
6. 2026-06-15
   days on market $160,000 Active 77 DOM
7. 2026-06-14
   days on market $160,000 Active 75 DOM
8. 2026-06-12
   days on market $160,000 Active 74 DOM
9. 2026-06-09
   days on market $160,000 Active 71 DOM
10. 2026-06-08
    days on market $160,000 Active 70 DOM
11. 2026-06-07
    days on market $160,000 Active 69 DOM
12. 2026-06-02
    days on market $160,000 Active 64 DOM
13. 2026-06-01
    days on market $160,000 Active 63 DOM
14. 2026-05-31
    days on market $160,000 Active 62 DOM
15. 2026-05-30
    days on market $160,000 Active 61 DOM
16. 2026-03-30
    listed $160,000 Active 555-char remark

    Show marketing remark (555 chars)

    Charming 2-bedroom, 1-bath home in the heart of Corsicana ISD! Nestled on a spacious 0.344-acre lot, this home offers a partially fenced backyard, ideal for pets or outdoor enjoyment. The detached 2-car garage adds excellent storage or workspace potential. With plenty of character and room to grow, this home is a fantastic starter opportunity—just bring your vision and a little TLC to make it your own! Located just minutes from downtown, schools, churches, parks, shopping, and dining, you'll love the convenience and charm of this neighborhood.

17. 2026-02-27
    historical
18. 2025-10-15
    price $165,000
19. 2025-06-17
    listed $168,000 Active
20. 2024-05-03
    soldstatus
21. 2006-08-02
    soldstatus
22. 2000-08-16
    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: $1,345 · $112/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,583/yr (+$132/mo · 117.7%)

ⓘ 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 61% 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: $16,895
• − Mortgage interest: −$8,962
• − Property taxes: −$1,345
• − Insurance: −$800
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,655
• Taxable loss: −$1,570
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,510/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

-4.8% since first listed

7 events — show timeline

• 2026-03-30 Listed $160,000 NTREIS
• 2026-02-27 Listing Removed — NTREIS
• 2025-10-15 Price Changed $165,000 NTREIS
• 2025-06-17 Listed $168,000 NTREIS
• 2024-05-03 Sold (Public Records) — Public Records
• 2006-08-02 Sold (Public Records) — Public Records
• 2000-08-16 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,345 · +9.5% YoY. Source: county tax records.