3005 Louis Ave · Corsicana, TX 75110

$200,000

4 bd · 2.5 ba · 2,061 sqft · SingleFamily public records · 12 Days on market

Built 1983 10,411 sqft lot $97/sqft · 17% below area Est $236k · 15% under

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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 +17.8/30.0
• ARV discount +14.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• 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

Clean and updated describes this 4 bedroom 2.5 bath home. This home has 2 large living areas that would be great for entertaining. Split bedrooms, storage building and more all this sitting on a nice oversized fenced corner lot. Wrap around covered front porch and covered back patio make this a home to relax in. Buyer and or buyer's agent to verify schools and square footage.

Key facts

• Walk-in closet
• Wood-burning stove
• En-suite bath

Tags

• CORNER LOT
• SPLIT LAYOUT
• WALK-IN CLOSET
• EN-SUITE BATH
• WOOD-BURNING STOVE
• FULL BRICK SURROUND

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; Attached 2-car garage with double doors; garage faces side
• Utilities: City water; City sewer; Located in a Municipal Utility District
• Home design: Single family residence; One-story; Residential property
• Construction: Built in 1983; Siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Storage; Chain link, partial and wood fencing; Corner lot with few trees

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Built-in cabinets; Pantry; Solid surface countertops (non-natural)
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with ensuite bath and walk-in closet; Additional bedrooms designed with split-bedroom layout
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Wood stove; Central air; Ceiling fan(s)
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Pantry; Walk-in closet(s); Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room with utility closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $164 ($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 $198k (1.0% below list).
• Recommended offer: $198k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% 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 $198,052 (1.0% 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: 0.99% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $235,631
• List price: $200,000
• Delta: -15.12%
• 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
3005 Louis Ave	0.00mi	4/2.5	2,013 (-2%)	1mo	$200,000	$99	95
542 Forrest Ln	0.24mi	3/2.5 (-1)	2,078 (+1%)	7mo	$280,000	$135	77
2812 Winfield Dr	0.39mi	3/2.0 (-1)	2,038 (-1%)	5mo	$285,000	$140	69
1000 Bryn Mawr St	0.41mi	3/2.0 (-1)	2,076 (+1%)	5mo	$220,000	$106	68
316 Mckinney Ave	0.28mi	3/2.0 (-1)	1,904 (-8%)	0mo	$220,000	$116	67
721 Willow Creek Cir	0.20mi	3/3.5 (-1)	2,245 (+9%)	4mo	$379,000	$169	64
912 Northwood Blvd	0.32mi	4/2.0	1,787 (-13%)	2mo	$248,900	$139	60
1716 Dogwood Trl	0.67mi	3/2.0 (-1)	2,021 (-2%)	2mo	$328,500	$163	57
2604 Forest Lane Cir	0.25mi	3/2.5 (-1)	1,776 (-14%)	7mo	$335,000	$189	55
1004 Bryn Mawr St	0.42mi	4/3.0	2,285 (+11%)	7mo	$389,900	$171	54
628 Madison Dr	0.43mi	3/2.0 (-1)	1,787 (-13%)	0mo	$250,000	$140	50
2012 Fairfax Dr	0.65mi	3/1.5 (-1)	1,923 (-7%)	8mo	$235,000	$122	43

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-27,717
• Equity at exit: $29,821

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-32,937
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $164

Break-even live

Break-even rent $1,773

Max offer price $200,000

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Lafayette St Corsicana, TX	3.0	2.0	1640	$2,300	$1.40	7d	1	0.23mi
421 Forrest Ln Corsicana, TX	3.0	2.0	1528	$2,000	$1.31	43d	1	0.32mi
3008 Winfield Dr Corsicana, TX	3.0	1.0	1468	$1,450	$0.99	24d	1	0.44mi
303 E Thompson St Corsicana, TX	4.0	2.0	1450	$1,750	$1.21	1d	1	0.94mi

Listing history 13 events

1. 2026-05-17
   status Pending 1540-char remark
2. 2026-05-08
   historical Active Option Contract 1540-char remark
3. 2026-05-02
   listed $200,000 Active 1540-char remark
4. 2015-03-16
   soldstatus
5. 2008-09-02
   soldstatus
6. 2008-09-01
   soldstatus
7. 2008-08-29
   soldstatus 379-char remark

   Show marketing remark (379 chars)

   Clean and updated describes this 4 bedroom 2.5 bath home. This home has 2 large living areas that would be great for entertaining. Split bedrooms, storage building and more all this sitting on a nice oversized fenced corner lot. Wrap around covered front porch and covered back patio make this a home to relax in. Buyer and or buyer's agent to verify schools and square footage.

8. 2008-08-23
   historical 379-char remark

   Show marketing remark (379 chars)

   Clean and updated describes this 4 bedroom 2.5 bath home. This home has 2 large living areas that would be great for entertaining. Split bedrooms, storage building and more all this sitting on a nice oversized fenced corner lot. Wrap around covered front porch and covered back patio make this a home to relax in. Buyer and or buyer's agent to verify schools and square footage.

9. 2008-07-29
   listed $145,000 379-char remark

   Show marketing remark (379 chars)

   Clean and updated describes this 4 bedroom 2.5 bath home. This home has 2 large living areas that would be great for entertaining. Split bedrooms, storage building and more all this sitting on a nice oversized fenced corner lot. Wrap around covered front porch and covered back patio make this a home to relax in. Buyer and or buyer's agent to verify schools and square footage.

10. 1996-01-16
    soldstatus
11. 1986-12-24
    soldstatus
12. 1985-06-04
    soldstatus
13. 1983-10-28
    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: $3,220 · $268/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$440/yr (+$37/mo · 13.7%)

ⓘ 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 53% 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: $23,766
• − Mortgage interest: −$11,203
• − Property taxes: −$3,220
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,818
• Taxable loss: −$1,277
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $2,276/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

+37.9% since first listed

15 events — show timeline

• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-26 Sold (MLS) — NTREIS
• 2026-05-17 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-05-02 Listed $200,000 NTREIS
• 2015-03-16 Sold (Public Records) — Public Records
• 2008-09-02 Sold (Public Records) — Public Records
• 2008-09-01 Sold (Public Records) — Public Records
• 2008-08-29 Sold (MLS) — NTREIS
• 2008-08-23 Listing Removed — NTREIS
• 2008-07-29 Listed $145,000 NTREIS
• 1996-01-16 Sold (Public Records) — Public Records
• 1986-12-24 Sold (Public Records) — Public Records
• 1985-06-04 Sold (Public Records) — Public Records
• 1983-10-28 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,220 · +4.0% YoY. Source: county tax records.