1418 W 11th Ave · Corsicana, TX 75110

$150,000

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 27 Days on market

Built 1985 Est $211k · 29% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• 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

4/2 with a big fenced back yard, central heat and air, back porch, wheel chair ramp, 1 car carport with a 1 car garage (online). Needs new exterior paint.

Key facts

• Fenced back yard
• Garage
• Carport

Tags

• FENCED BACK YARD
• BACK PORCH
• CARPORT
• GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Carroll El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 502 students, 96% 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) — zoned schools average 81% FRL vs 65% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 273 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $4k 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 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $147,750 (1.5% 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: 1.17% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $211,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 S 18th St	0.35mi	3/2.0 (-1)	1,148 (-4%)	1mo	$190,000	$166	67
400 S 26th St	0.20mi	3/2.0 (-1)	1,134 (-6%)	19mo	$199,999	$176	56
2410 W Collin St	0.74mi	4/2.0	1,280 (+7%)	9mo	$206,990	$162	43
2201 W 12th Ave	0.56mi	3/2.0 (-1)	1,078 (-10%)	13mo	$190,000	$176	38
813 W 10th Ave	0.35mi	3/2.0 (-1)	1,348 (+12%)	24mo	$245,000	$182	34

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: -4.3%
• Equity multiple: 0.85×
• Total profit: $-6,468
• Equity at exit: $22,365

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $4,117
• Equity at exit: $12,969

Cash invested: $42,000 (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: 273
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$787
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $361

Break-even live

Break-even rent $1,302

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $446	-5% $403	+0% $361	+5% $318	+10% $276
Rent	-10% $222	-5% $291	+0% $361	+5% $430	+10% $500
Rate	-1.0pp $436	-0.5pp $399	base $361	+0.5pp $322	+1.0pp $282

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 W Collin St Corsicana, TX	3.0	2.0	1290	$1,850	$1.43	46d	1	0.32mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	46d	1	0.86mi
208 N 36th St Corsicana, TX	3.0	1.0	1200	$1,400	$1.17	46d	1	0.90mi
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	7d	1	0.92mi
2928 College Cir Corsicana, TX	3.0	2.0	1360	$1,650	$1.21	12d	1	1.07mi
544 N 37th St Corsicana, TX	3.0	1.0	1080	$1,590	$1.47	26d	1	1.18mi

Listing history 21 events

1. 2026-06-22
   days on market $150,000 Active 27 DOM
2. 2026-06-21
   days on market $150,000 Active 26 DOM
3. 2026-06-19
   days on market $150,000 Active 24 DOM
4. 2026-06-18
   days on market $150,000 Active 23 DOM
5. 2026-06-17
   days on market $150,000 Active 22 DOM
6. 2026-06-16
   days on market $150,000 Active 21 DOM
7. 2026-06-15
   days on market $150,000 Active 20 DOM
8. 2026-06-14
   days on market $150,000 Active 18 DOM
9. 2026-06-12
   days on market $150,000 Active 17 DOM
10. 2026-06-09
    days on market $150,000 Active 14 DOM
11. 2026-06-08
    days on market $150,000 Active 13 DOM
12. 2026-06-07
    days on market $150,000 Active 12 DOM
13. 2026-06-02
    days on market $150,000 Active 7 DOM
14. 2026-06-01
    days on market $150,000 Active 6 DOM
15. 2026-05-31
    days on market $150,000 Active 5 DOM
16. 2026-05-30
    days on market $150,000 Active 4 DOM
17. 2026-05-26
    listed $150,000 Active
18. 2024-12-23
    soldstatus
19. 2020-03-19
    soldstatus
20. 2012-10-18
    soldstatus
21. 1985-10-28
    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: $2,153 · $179/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$592/yr (+$49/mo · 27.5%)

ⓘ 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 57% 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: $21,102
• − Mortgage interest: −$8,402
• − Property taxes: −$2,153
• − Insurance: −$750
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,364
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,834/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

5 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2024-12-23 Sold (Public Records) — Public Records
• 2020-03-19 Sold (Public Records) — Public Records
• 2012-10-18 Sold (Public Records) — Public Records
• 1985-10-28 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,153 · -1.5% YoY. Source: county tax records.