10050 W Fm 744 · Barry, TX 75102

$99,999

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 28 Days on market

Built 1999 1.05 ac lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.2/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on this 1-acre property with an existing home ready for a complete remodel or fresh vision. The property features a gated entrance and plenty of space to create something special. Home is being sold as-is and will require extensive renovations, making it ideal for investors, flippers, or buyers looking for a project with potential. Convenient country setting with room to transform this property into whatever you envision. Priced to sell quick!

Key facts

• Complete remodel
• Country setting
• Gated entrance

Tags

• GATED ENTRANCE
• COUNTRY SETTING
• EXTENSIVE RENOVATIONS
• COMPLETE REMODEL

Property features AI

Finance

• Other: Property listed as Active and for sale; Directions: From Corsicana High School, travel west on FM 744 toward Barry; continue on FM 744 and the property will be on your right at 10050 FM 744 W, Barry, TX.
• Financial info: Listing terms: Cash or Conventional; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Carport with 2 spaces; 2 covered parking spaces; Driveway
• Utilities: All-weather road (utility note); Not located in a municipal utility district
• Home design: Single-family residence; Residential property; Not attached to another property
• Construction: Built in 1999
• Exterior features: Approximately 1.048-acre lot; Will not subdivide; All-weather road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: One and one-half levels; One living area; One dining area; Other interior features; Freestanding fireplace (1)
• Laundry & utility: No washer/dryer or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,129 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime F, amenities 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: Jose Antonio Navarro El (math 24% / reading 24%, grade F, #3,221 of 4,322 statewide, top 75%, 621 students, 90% FRL) — zoned schools average 90% FRL vs 65% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Corsicana ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 14 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.3% local appreciation)).
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,499 (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: 1.18% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.02×
• Total profit: $28,525
• Equity at exit: $41,236

10-year hold

• IRR: 20.4%
• Equity multiple: 3.78×
• Total profit: $77,966
• Equity at exit: $60,790

Cash invested: $28,000 (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 75102

• Home prices YoY: 2.2%
• Active inventory: 14
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $314

Break-even live

Break-even rent $785

Max offer price $99,999

Occupancy floor 68%

Sensitivity live

Price	-10% $371	-5% $342	+0% $314	+5% $286	+10% $258
Rent	-10% $221	-5% $267	+0% $314	+5% $361	+10% $408
Rate	-1.0pp $365	-0.5pp $340	base $314	+0.5pp $288	+1.0pp $262

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,999 Active 28 DOM
2. 2026-06-18
   days on market $99,999 Active 27 DOM
3. 2026-06-17
   days on market $99,999 Active 26 DOM
4. 2026-06-16
   days on market $99,999 Active 25 DOM
5. 2026-06-15
   days on market $99,999 Active 24 DOM
6. 2026-06-14
   days on market $99,999 Active 22 DOM
7. 2026-06-12
   days on market $99,999 Active 21 DOM
8. 2026-06-09
   days on market $99,999 Active 18 DOM
9. 2026-06-08
   days on market $99,999 Active 17 DOM
10. 2026-06-07
    days on market $99,999 Active 16 DOM
11. 2026-06-02
    days on market $99,999 Active 11 DOM
12. 2026-06-01
    days on market $99,999 Active 10 DOM
13. 2026-05-31
    days on market $99,999 Active 9 DOM
14. 2026-05-30
    days on market $99,999 Active 8 DOM
15. 2026-05-22
    listed $109,900 Active
16. 2016-06-17
    soldstatus
17. 2010-03-26
    soldstatus
18. 1997-04-17
    soldstatus
19. 1976-09-13
    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: $646 · $54/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$1,184/yr (+$99/mo · 183.2%)

ⓘ 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 6 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $14,189
• − Mortgage interest: −$5,601
• − Property taxes: −$646
• − Insurance: −$500
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,909
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,227/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 — Barry

• Score: 59/100
• State rank: #1129
• US rank: #19949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,722

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12% Arabic 1%

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: ▲ 2.33%
• Current HPI: 107.7429
• Rent YoY: —
• Metro: —
• 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

• 2026-05-22 Listed $109,900 NTREIS
• 2016-06-17 Sold (Public Records) — Public Records
• 2010-03-26 Sold (Public Records) — Public Records
• 1997-04-17 Sold (Public Records) — Public Records
• 1976-09-13 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $646 · +8.7% YoY. Source: county tax records.