1402 County Road 1030 · Retreat, TX 75110

$95,000

3 bd · 1.0 ba · 2,072 sqft · SingleFamily public records · 49 Days on market

Built 1948 1.00 ac lot $46/sqft · 63% below area ↓ 24% 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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special on a full 1-acre tract! This 1948-era home is being sold as-is and is a true fixer-upper with tons of upside. Perfect for investors, flippers, or buyers looking to bring their vision to life, this property offers a rare opportunity to renovate, expand, or reimagine from the ground up. The spacious 1-acre lot provides room to add value, whether through improvements, additions, or future development. If you're looking for a value-add opportunity with strong potential, this one checks the box. Endless possibilities—bring your tools and your vision.

Key facts

• Spacious 1-acre lot
• Full 1-acre tract
• 1 acre lot

Tags

• FULL 1-ACRE TRACT
• SPACIOUS 1-ACRE LOT
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#675 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities 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; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1948 — 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 D 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: 1.53% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.4

CMA / ARV

• ARV (median comp): $256,786
• List price: $95,000
• Delta: -63.00%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 County Road 1030	0.00mi	3/2.0	2,072 (0%)	1mo	$95,000	$46	95

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: 9.1%
• Equity multiple: 1.34×
• Total profit: $9,169
• Equity at exit: $14,165

10-year hold

• IRR: 15.5%
• Equity multiple: 2.08×
• Total profit: $28,750
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $452

Break-even live

Break-even rent $884

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-19
   status Pending 574-char remark

   Show marketing remark (574 chars)

   Investor special on a full 1-acre tract! This 1948-era home is being sold as-is and is a true fixer-upper with tons of upside. Perfect for investors, flippers, or buyers looking to bring their vision to life, this property offers a rare opportunity to renovate, expand, or reimagine from the ground up. The spacious 1-acre lot provides room to add value, whether through improvements, additions, or future development. If you're looking for a value-add opportunity with strong potential, this one checks the box. Endless possibilities—bring your tools and your vision.

2. 2026-05-11
   historical Active Option Contract 574-char remark

   Show marketing remark (574 chars)

   Investor special on a full 1-acre tract! This 1948-era home is being sold as-is and is a true fixer-upper with tons of upside. Perfect for investors, flippers, or buyers looking to bring their vision to life, this property offers a rare opportunity to renovate, expand, or reimagine from the ground up. The spacious 1-acre lot provides room to add value, whether through improvements, additions, or future development. If you're looking for a value-add opportunity with strong potential, this one checks the box. Endless possibilities—bring your tools and your vision.

3. 2026-04-13
   status Active 574-char remark

   Show marketing remark (574 chars)

   Investor special on a full 1-acre tract! This 1948-era home is being sold as-is and is a true fixer-upper with tons of upside. Perfect for investors, flippers, or buyers looking to bring their vision to life, this property offers a rare opportunity to renovate, expand, or reimagine from the ground up. The spacious 1-acre lot provides room to add value, whether through improvements, additions, or future development. If you're looking for a value-add opportunity with strong potential, this one checks the box. Endless possibilities—bring your tools and your vision.

4. 2026-04-07
   historical Active Option Contract 574-char remark

   Show marketing remark (574 chars)

   Investor special on a full 1-acre tract! This 1948-era home is being sold as-is and is a true fixer-upper with tons of upside. Perfect for investors, flippers, or buyers looking to bring their vision to life, this property offers a rare opportunity to renovate, expand, or reimagine from the ground up. The spacious 1-acre lot provides room to add value, whether through improvements, additions, or future development. If you're looking for a value-add opportunity with strong potential, this one checks the box. Endless possibilities—bring your tools and your vision.

5. 2026-03-31
   listed $95,000 Active 574-char remark

   Show marketing remark (574 chars)

   Investor special on a full 1-acre tract! This 1948-era home is being sold as-is and is a true fixer-upper with tons of upside. Perfect for investors, flippers, or buyers looking to bring their vision to life, this property offers a rare opportunity to renovate, expand, or reimagine from the ground up. The spacious 1-acre lot provides room to add value, whether through improvements, additions, or future development. If you're looking for a value-add opportunity with strong potential, this one checks the box. Endless possibilities—bring your tools and your vision.

6. 2025-12-22
   historical
7. 2025-11-07
   price $99,900
8. 2025-10-31
   price $109,900
9. 2025-08-26
   price $119,900
10. 2025-07-08
    price $129,900
11. 2025-05-30
    price $132,900
12. 2025-04-21
    listed $140,000 Active
13. 2025-02-21
    status Active
14. 2025-02-20
    historical
15. 2025-01-27
    status Pending
16. 2025-01-18
    historical Active Option Contract
17. 2024-12-18
    price $109,900
18. 2024-08-09
    listed $124,900 Active
19. 1999-01-25
    soldstatus
20. 1955-10-29
    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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,469
• − Mortgage interest: −$5,321
• − Property taxes: −$1,925
• − Insurance: −$475
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,764
• Taxable income: $4,189
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $4,417/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 — Retreat

• Score: 65/100
• State rank: #675
• US rank: #12684

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Retreat, TX
• County: Navarro County · 31,552 people
• 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

-23.9% since first listed

20 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-04-13 Relisted — NTREIS
• 2026-04-07 Contingent — NTREIS
• 2026-03-31 Listed $95,000 NTREIS
• 2025-12-22 Listing Removed — NTREIS
• 2025-11-07 Price Changed $99,900 NTREIS
• 2025-10-31 Price Changed $109,900 NTREIS
• 2025-08-26 Price Changed $119,900 NTREIS
• 2025-07-08 Price Changed $129,900 NTREIS
• 2025-05-30 Price Changed $132,900 NTREIS
• 2025-04-21 Listed $140,000 NTREIS
• 2025-02-21 Relisted — NTREIS
• 2025-02-20 Listing Removed — NTREIS
• 2025-01-27 Pending — NTREIS
• 2025-01-18 Contingent — NTREIS
• 2024-12-18 Price Changed $109,900 NTREIS
• 2024-08-09 Listed $124,900 NTREIS
• 1999-01-25 Sold (Public Records) — Public Records
• 1955-10-29 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,925 · +147.4% YoY. Source: county tax records.