401 S 30th St · Corsicana, TX 75110

$160,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 82 Days on market

Built 1945 5,009 sqft lot $119/sqft · 10% below area Est $177k · 10% under ↓ 10% since listing

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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 +18.3/30.0
• ARV discount +11.8/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• 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

Charming one-story home located in the heart of Corsicana! This inviting property features 3 spacious bedrooms and 2 full bathrooms, offering plenty of room for comfortable living. The open floor plan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining. The eat-in kitchen provides a cozy space for meals, and the refrigerator will convey with the home, adding extra convenience for the new owner. An additional versatile room offers endless possibilities and can easily be used as a home office, workout space, or hobby room. Step outside to enjoy the large, fully fenced backyard—ideal for pets, gatherings, or simply relaxing outdoors. With its functional layout and welcoming feel, this home is a fantastic opportunity for first-time homeowners or anyone looking for a move-in ready property in a great in-town location. Don’t miss your chance to make this cute and comfortable home your own!

Key facts

• Open floor plan
• Versatile room
• One story home

Tags

• ONE STORY HOME
• OPEN FLOOR PLAN
• EAT IN KITCHEN
• FULLY FENCED BACKYARD
• VERSATILE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $149k (6.8% below list).
• Recommended offer: $149k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $5k 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 82 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $149,169 (6.8% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.93% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $176,808
• List price: $160,000
• Delta: -9.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 S 28th St	0.22mi	3/2.0	1,390 (+3%)	2mo	$245,000	$176	78
521 N 31st St	0.54mi	3/2.0	1,344 (0%)	6mo	$94,900	$71	66
2112 W 13th Ave	0.27mi	4/2.0 (+1)	1,443 (+7%)	2mo	$239,999	$166	64
2410 W Collin St	0.31mi	4/2.0 (+1)	1,280 (-5%)	9mo	$206,990	$162	61
1502 W Collin St	0.43mi	3/2.0	1,456 (+8%)	2mo	$274,000	$188	61
1528 W Collin St	0.40mi	3/2.0	1,457 (+8%)	3mo	$265,000	$182	61
2600 W Collin St	0.40mi	3/1.5	1,193 (-11%)	3mo	$190,000	$159	58
1125 W 6th Ave	0.56mi	4/2.0 (+1)	1,388 (+3%)	3mo	$209,998	$151	57
2410 W 5th Ave	0.38mi	3/1.5	1,480 (+10%)	8mo	$198,500	$134	57
1823 W Park Ave	0.62mi	3/1.0	1,228 (-9%)	6mo	$170,000	$138	52
1411 W 4th Ave	0.61mi	2/1.5 (-1)	1,491 (+11%)	8mo	$199,000	$133	40
2910 College Cir	0.70mi	2/2.0 (-1)	1,501 (+12%)	8mo	$209,000	$139	32

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-21,009
• Equity at exit: $23,857

10-year hold

• IRR: -9.7%
• Equity multiple: 0.48×
• Total profit: $-23,289
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$839
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $146

Break-even live

Break-even rent $1,307

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $237	-5% $192	+0% $146	+5% $101	+10% $56
Rent	-10% $28	-5% $87	+0% $146	+5% $205	+10% $264
Rate	-1.0pp $227	-0.5pp $187	base $146	+0.5pp $105	+1.0pp $63

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	45d	1	0.38mi
208 N 36th St Corsicana, TX	3.0	1.0	1200	$1,400	$1.17	45d	1	0.49mi
2928 College Cir Corsicana, TX	3.0	2.0	1360	$1,650	$1.21	11d	1	0.66mi
2539 W Sycamore Ave Unit 2539 Corsicana, TX	2.0	1.0	1032	$1,050	$1.02	25d	1	0.77mi
2608 W Sycamore Ave Unit 7 Corsicana, TX	2.0	1.0	920	$975	$1.06	14d	1	0.80mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	45d	1	0.80mi
544 N 37th St Corsicana, TX	3.0	1.0	1080	$1,590	$1.47	25d	1	0.80mi
2612 W Sycamore Ave Apt 4 Corsicana, TX	2.0	1.0	920	$925	$1.01	22d	1	0.80mi
2612 W Sycamore Ave Apt 4 Corsicana, TX	2.0	1.0	920	$925	$1.01	25d	1	0.80mi
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	6d	1	0.94mi

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 82 DOM
2. 2026-06-19
   days on market $160,000 Active 80 DOM
3. 2026-06-18
   days on market $160,000 Active 79 DOM
4. 2026-06-17
   days on market $160,000 Active 78 DOM
5. 2026-06-16
   days on market $160,000 Active 77 DOM
6. 2026-06-15
   days on market $160,000 Active 76 DOM
7. 2026-06-14
   days on market $160,000 Active 74 DOM
8. 2026-06-12
   days on market $160,000 Active 73 DOM
9. 2026-06-09
   days on market $160,000 Active 70 DOM
10. 2026-06-08
    days on market $160,000 Active 69 DOM
11. 2026-06-07
    days on market $160,000 Active 68 DOM
12. 2026-06-02
    pricedays on market $160,000 Active 63 DOM
13. 2026-06-01
    days on market $175,000 Active 62 DOM
14. 2026-05-31
    days on market $175,000 Active 61 DOM
15. 2026-05-30
    days on market $175,000 Active 60 DOM
16. 2026-04-16
    price $175,000 985-char remark

    Show marketing remark (985 chars)

    Charming one-story home located in the heart of Corsicana! This inviting property features 3 spacious bedrooms and 2 full bathrooms, offering plenty of room for comfortable living. The open floor plan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining. The eat-in kitchen provides a cozy space for meals, and the refrigerator will convey with the home, adding extra convenience for the new owner. An additional versatile room offers endless possibilities and can easily be used as a home office, workout space, or hobby room. Step outside to enjoy the large, fully fenced backyard—ideal for pets, gatherings, or simply relaxing outdoors. With its functional layout and welcoming feel, this home is a fantastic opportunity for first-time homeowners or anyone looking for a move-in ready property in a great in-town location. Don’t miss your chance to make this cute and comfortable home your own!

17. 2026-03-31
    listed $195,000 Active 985-char remark

    Show marketing remark (985 chars)

    Charming one-story home located in the heart of Corsicana! This inviting property features 3 spacious bedrooms and 2 full bathrooms, offering plenty of room for comfortable living. The open floor plan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining. The eat-in kitchen provides a cozy space for meals, and the refrigerator will convey with the home, adding extra convenience for the new owner. An additional versatile room offers endless possibilities and can easily be used as a home office, workout space, or hobby room. Step outside to enjoy the large, fully fenced backyard—ideal for pets, gatherings, or simply relaxing outdoors. With its functional layout and welcoming feel, this home is a fantastic opportunity for first-time homeowners or anyone looking for a move-in ready property in a great in-town location. Don’t miss your chance to make this cute and comfortable home your own!

18. 2021-09-07
    soldstatus
19. 2010-04-28
    soldstatus
20. 1999-02-01
    soldstatus
21. 1996-10-22
    soldstatus
22. 1986-01-17
    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: $1,518 · $126/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,410/yr (+$118/mo · 92.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $17,900
• − Mortgage interest: −$8,962
• − Property taxes: −$1,518
• − Insurance: −$800
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,655
• Taxable loss: −$899
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,970/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

-10.3% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $175,000 NTREIS
• 2026-03-31 Listed $195,000 NTREIS
• 2021-09-07 Sold (Public Records) — Public Records
• 2010-04-28 Sold (Public Records) — Public Records
• 1999-02-01 Sold (Public Records) — Public Records
• 1996-10-22 Sold (Public Records) — Public Records
• 1986-01-17 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,518 · -1.9% YoY. Source: county tax records.