2001 N Beaton St · Corsicana, TX 75110

$150,000

3 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 14 Days on market

Built 1930 0.38 ac lot $94/sqft · 25% below area Est $199k · 25% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 1 bath home offering 1,597 sq ft of living space and endless potential! This fixer-upper is a great opportunity for investors, first-time buyers, or anyone looking to create the perfect starter home or rental property. Nestled on a spacious lot with mature shade trees, the property features a large fenced backyard ideal for pets, entertaining, or future improvements. With a little vision and TLC, this home could truly shine!

Key facts

• Spacious lot
• Mature shade trees
• Fenced backyard

Tags

• FENCED BACKYARD
• SPACIOUS LOT
• MATURE SHADE TREES

Property features AI

Finance

• Other: Property listed with Ebby Halliday Realtors; Action Option Contract / Active Under Contract status
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Curbs; Electricity available and connected; Not in a municipal utility district
• Home design: Single family residence; Residential property; Not attached to another property
• Construction: Siding exterior; Built in 1930
• Exterior features: Covered patio/rear porch; Back yard fencing; Chain-link fenced; Few trees; Easements for utilities

Interior

• Kitchen: Built-in cabinets; Dual sinks; Dishwasher; Disposal; Electric oven; Microwave
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level; Additional bedrooms on main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); One-level layout; 8 total rooms; One living area; One dining area
• Laundry & utility: Utility room with built-in cabinets; Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.6% 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, 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: Fannin El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 399 students, 84% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 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: Rents soft (-1.5%/yr); 270 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $150,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (median comp): $198,989
• List price: $150,000
• Delta: -24.62%
• 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
2001 N Beaton St	0.00mi	3/1.0	1,597 (0%)	1mo	$150,000	$94	99
1605 N Beaton St	0.15mi	3/2.0	1,656 (+4%)	4mo	$265,000	$160	79
328 Northwood Blvd	0.25mi	3/2.0	1,517 (-5%)	2mo	$245,000	$162	75
400 Fairmont Ave	0.44mi	3/2.0	1,560 (-2%)	5mo	$234,499	$150	67
509 Oxford St	0.31mi	3/2.0	1,484 (-7%)	8mo	$219,000	$148	63
517 Edgewood Ave	0.65mi	3/2.0	1,678 (+5%)	2mo	$224,900	$134	56
709 Laura Ave	0.46mi	3/2.0	1,476 (-8%)	8mo	$227,000	$154	55
628 Madison Dr	0.44mi	3/2.0	1,787 (+12%)	0mo	$250,000	$140	55
216 Fairmont Ave	0.42mi	3/1.0	1,398 (-12%)	7mo	$215,000	$154	53
405 Fairmont Ave	0.43mi	3/2.0	1,367 (-14%)	6mo	$220,000	$161	47
2604 Forest Lane Cir	0.60mi	3/2.5	1,776 (+11%)	7mo	$335,000	$189	42
912 Northwood Blvd	0.69mi	4/2.0 (+1)	1,787 (+12%)	2mo	$248,900	$139	38

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-11,259
• Equity at exit: $22,365

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-6,163
• 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: 270
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$787
• Tax from tax record: −$264 /mo · $3,164/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $285

Break-even live

Break-even rent $1,409

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $370	-5% $328	+0% $285	+5% $243	+10% $200
Rent	-10% $145	-5% $215	+0% $285	+5% $355	+10% $425
Rate	-1.0pp $361	-0.5pp $323	base $285	+0.5pp $246	+1.0pp $207

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Forrest Ln Corsicana, TX	3.0	2.0	1528	$2,000	$1.31	44d	1	0.50mi
3008 Winfield Dr Corsicana, TX	3.0	1.0	1468	$1,450	$0.99	25d	1	0.65mi
3120 Lafayette St Corsicana, TX	3.0	2.0	1640	$2,300	$1.40	8d	1	0.81mi
303 E Thompson St Corsicana, TX	4.0	2.0	1450	$1,750	$1.21	2d	1	0.89mi
3128 Emhouse Rd Corsicana, TX	3.0	1.5	1216	$1,300	$1.07	44d	1	0.96mi
3505 Northpark Dr Corsicana, TX	3.0	1.5	1225	$1,700	$1.39	2d	1	1.04mi
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	6d	1	1.11mi
421 N 5th St Corsicana, TX	4.0	2.0	1664	$2,400	$1.44	44d	1	1.14mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	44d	1	1.29mi

Listing history 7 events

1. 2026-05-14
   historical Active Option Contract 448-char remark
2. 2026-05-07
   listed $150,000 Active 448-char remark
3. 2013-09-17
   soldstatus
4. 2001-09-29
   soldstatus
5. 2000-12-21
   soldstatus
6. 1988-04-22
   soldstatus
7. 1985-09-04
   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: $3,164 · $264/mo
• Projected year-2 tax: $3,164 · $264/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 · 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: $21,233
• − Mortgage interest: −$8,402
• − Property taxes: −$3,164
• − Insurance: −$750
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,364
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $3,144/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 events — show timeline

• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-22 Sold (MLS) — NTREIS
• 2026-05-21 Pending — NTREIS
• 2026-05-14 Contingent — NTREIS
• 2026-05-07 Listed $150,000 NTREIS
• 2013-09-17 Sold (Public Records) — Public Records
• 2001-09-29 Sold (Public Records) — Public Records
• 2000-12-21 Sold (Public Records) — Public Records
• 1988-04-22 Sold (Public Records) — Public Records
• 1985-09-04 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,164 · +11.7% YoY. Source: county tax records.