416 N 5th St · Corsicana, TX 75110

$69,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 437 Days on market

Built 1950 2,091 sqft lot $120/sqft · 13% above area Est $61k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this versatile income-producing property offering strong rental potential and long-term value. Whether you're a seasoned investor or just starting your portfolio, this well-maintained property is ready to generate steady returns!

Key facts

• 2,091 sq ft lot
• Built 1950
• Listed 436 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 270 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $477 of loan paydown is wiped out by about $2k 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 437 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1950 — 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 437 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 1950 — 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. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $61,303
• List price: $69,000
• Delta: 12.56%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N 5th St	0.01mi	2/1.0 (+1)	576 (0%)	15mo	$65,000	$113	82

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $2,767
• Equity at exit: $10,288

10-year hold

• IRR: 10.5%
• Equity multiple: 1.71×
• Total profit: $13,655
• Equity at exit: $5,966

Cash invested: $19,320 (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: 270
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $260

Break-even live

Break-even rent $557

Max offer price $69,000

Occupancy floor 66%

Sensitivity live

Price	-10% $299	-5% $279	+0% $260	+5% $240	+10% $221
Rent	-10% $190	-5% $225	+0% $260	+5% $295	+10% $330
Rate	-1.0pp $295	-0.5pp $277	base $260	+0.5pp $242	+1.0pp $224

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.87mi
1500 E Beverly Dr Unit 204 Corsicana, TX	1.0	1.0	530	$800	$1.51	44d	1	1.25mi
1430 W 5th Ave Corsicana, TX	1.0	1.0	650	$800	$1.23	44d	1	1.31mi
1432 W 5th Ave Corsicana, TX	1.0	1.0	650	$800	$1.23	3d	1	1.31mi

Listing history 21 events

1. 2026-06-19
   days on market $69,000 Active 437 DOM
2. 2026-06-18
   days on market $69,000 Active 436 DOM
3. 2026-06-17
   days on market $69,000 Active 435 DOM
4. 2026-06-16
   days on market $69,000 Active 434 DOM
5. 2026-06-15
   days on market $69,000 Active 433 DOM
6. 2026-06-14
   days on market $69,000 Active 431 DOM
7. 2026-06-12
   days on market $69,000 Active 430 DOM
8. 2026-06-09
   days on market $69,000 Active 427 DOM
9. 2026-06-08
   days on market $69,000 Active 426 DOM
10. 2026-06-07
    days on market $69,000 Active 425 DOM
11. 2026-06-02
    days on market $69,000 Active 420 DOM
12. 2026-06-01
    days on market $69,000 Active 419 DOM
13. 2026-05-31
    days on market $69,000 Active 418 DOM
14. 2026-05-30
    days on market $69,000 Active 417 DOM
15. 2025-03-13
    listed $69,000 Active 246-char remark

    Show marketing remark (246 chars)

    Don’t miss this versatile income-producing property offering strong rental potential and long-term value. Whether you're a seasoned investor or just starting your portfolio, this well-maintained property is ready to generate steady returns!

16. 2024-04-29
    soldstatus
17. 2023-09-11
    historical
18. 2023-03-21
    listed $49,000 Active
19. 2022-11-14
    soldstatus
20. 2013-02-20
    soldstatus
21. 2007-12-28
    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: $591 · $49/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$672/yr (+$56/mo · 113.6%)

ⓘ 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: $10,629
• − Mortgage interest: −$3,865
• − Property taxes: −$591
• − Insurance: −$345
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$2,007
• Taxable income: $2,120
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,610/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
• 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

+40.8% since first listed

7 events — show timeline

• 2025-03-13 Listed $69,000 NTREIS
• 2024-04-29 Sold (Public Records) — Public Records
• 2023-09-11 Listing Removed — NTREIS
• 2023-03-21 Listed $49,000 NTREIS
• 2022-11-14 Sold (Public Records) — Public Records
• 2013-02-20 Sold (Public Records) — Public Records
• 2007-12-28 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $591 · -5.9% YoY. Source: county tax records.