1112 E 13th Ave · Corsicana, TX 75110

$184,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 61 Days on market

Built 1950 5,750 sqft lot $147/sqft · at area comps Est $206k · 11% under ↓ 20% 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).

• ARV discount +12.4/15.0
• Cash flow +11.5/30.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bath home, ideally situated within walking distance of Carroll Elementary School. Inside, you’ll find a light-filled, welcoming space enhanced by stylish modern finishes throughout. The generous living area connects effortlessly to a well-equipped kitchen, complete with a dishwasher for everyday convenience. Start your day relaxing on the covered front porch and enjoy the practicality of a 1-car carport plus additional driveway parking. With its recent renovations, comfortable layout, and convenient location near schools and local amenities, this move-in ready home is perfect for families or first-time buyers alike. Schedule your showing today and come see all it has to offer!

Key facts

• 5,750 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-62 ($-743/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (12.7% below list).
• Recommended offer: $161k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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, 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); 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 34% 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

• It's been on market 61 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,603 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $206,338
• List price: $184,000
• Delta: -10.83%
• 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
1307 E 11th Ave	0.15mi	3/2.0	1,300 (+4%)	9mo	$210,000	$162	74
1508 E 8th Ave	0.38mi	3/1.0	1,267 (+2%)	11mo	$65,000	$51	71
123 E 13th Ave	0.67mi	3/2.0	1,265 (+1%)	2mo	$190,000	$150	60
1305 S 1st St	0.30mi	4/1.0 (+1)	1,322 (+6%)	13mo	$187,500	$142	60
119 E 13th Ave	0.68mi	3/2.0	1,263 (+1%)	4mo	$205,900	$163	59
609 Martin Luther King Jr Blvd	0.47mi	3/1.5	1,320 (+6%)	11mo	$179,900	$136	57
1624 E Collin St	0.60mi	3/2.0	1,339 (+7%)	2mo	$230,000	$172	54
609 E 14th St	0.34mi	3/2.0	1,400 (+12%)	9mo	$230,000	$164	52
815 E Collin St	0.50mi	3/2.0	1,350 (+8%)	10mo	$229,000	$170	51
115 E 13th Ave	0.68mi	3/2.0	1,151 (-8%)	2mo	$189,000	$164	50
1512 G W Jackson Ave	0.65mi	4/2.0 (+1)	1,170 (-6%)	1mo	$185,000	$158	49
106 W 17th Ave	0.72mi	3/2.0	1,305 (+5%)	8mo	$200,000	$153	48

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-38,406
• Equity at exit: $27,435

10-year hold

• IRR: -26.8%
• Equity multiple: -0.10×
• Total profit: $-56,466
• Equity at exit: $15,909

Cash invested: $51,520 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$289 /mo · $3,469/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-62

Break-even live

Break-even rent $1,684

Max offer price $173,060

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $-10	+0% $-62	+5% $-114	+10% $-166
Rent	-10% $-189	-5% $-125	+0% $-62	+5% $2	+10% $65
Rate	-1.0pp $31	-0.5pp $-15	base $-62	+0.5pp $-110	+1.0pp $-158

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: $46,000
• Closing costs: $5,520
• 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	0.61mi

Listing history 22 events

1. 2026-06-18
   status $184,000 Pending 61 DOM
2. 2026-06-17
   days on market $184,000 Active Option Contract 61 DOM
3. 2026-06-16
   days on market $184,000 Active Option Contract 60 DOM
4. 2026-06-15
   days on market $184,000 Active Option Contract 59 DOM
5. 2026-06-14
   days on market $184,000 Active Option Contract 57 DOM
6. 2026-06-12
   days on market $184,000 Active Option Contract 56 DOM
7. 2026-06-09
   statusdays on market $184,000 Active Option Contract 53 DOM
8. 2026-06-08
   days on market $184,000 Active 52 DOM
9. 2026-06-07
   days on market $184,000 Active 51 DOM
10. 2026-06-02
    days on market $184,000 Active 46 DOM
11. 2026-06-01
    days on market $184,000 Active 45 DOM
12. 2026-05-31
    days on market $184,000 Active 44 DOM
13. 2026-05-30
    days on market $184,000 Active 43 DOM
14. 2026-05-05
    price $184,000 740-char remark

    Show marketing remark (740 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home, ideally situated within walking distance of Carroll Elementary School. Inside, you’ll find a light-filled, welcoming space enhanced by stylish modern finishes throughout. The generous living area connects effortlessly to a well-equipped kitchen, complete with a dishwasher for everyday convenience. Start your day relaxing on the covered front porch and enjoy the practicality of a 1-car carport plus additional driveway parking. With its recent renovations, comfortable layout, and convenient location near schools and local amenities, this move-in ready home is perfect for families or first-time buyers alike. Schedule your showing today and come see all it has to offer!

15. 2026-04-17
    listed $200,000 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home, ideally situated within walking distance of Carroll Elementary School. Inside, you’ll find a light-filled, welcoming space enhanced by stylish modern finishes throughout. The generous living area connects effortlessly to a well-equipped kitchen, complete with a dishwasher for everyday convenience. Start your day relaxing on the covered front porch and enjoy the practicality of a 1-car carport plus additional driveway parking. With its recent renovations, comfortable layout, and convenient location near schools and local amenities, this move-in ready home is perfect for families or first-time buyers alike. Schedule your showing today and come see all it has to offer!

16. 2026-03-10
    historical
17. 2026-02-11
    price $215,000
18. 2025-09-18
    listed $230,000 Active
19. 2023-04-26
    soldstatus
20. 2022-02-22
    soldstatus
21. 2007-10-10
    soldstatus
22. 1985-08-12
    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: $3,469 · $289/mo
• Projected year-2 tax: $3,469 · $289/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $19,272
• − Mortgage interest: −$10,307
• − Property taxes: −$3,469
• − Insurance: −$920
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,353
• Taxable loss: −$3,860
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $183/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

-20.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $184,000 NTREIS
• 2026-04-17 Listed $200,000 NTREIS
• 2026-03-10 Listing Removed — NTREIS
• 2026-02-11 Price Changed $215,000 NTREIS
• 2025-09-18 Listed $230,000 NTREIS
• 2023-04-26 Sold (Public Records) — Public Records
• 2022-02-22 Sold (Public Records) — Public Records
• 2007-10-10 Sold (Public Records) — Public Records
• 1985-08-12 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2025): $3,469 · +150.3% YoY. Source: county tax records.