807 E 17th Ave · Corsicana, TX 75110

$78,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 89 Days on market

Built 1955 6,970 sqft lot $75/sqft · 57% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor & builder opportunity in Corsicana! Situated on approximately a 0.16-acre lot, this property presents strong potential for redevelopment or new construction. Ideal for builders looking to capitalize on infill development in an established neighborhood with ongoing growth. The lot offers flexibility for a new build or potential reconfiguration, making it a great option for those seeking to maximize value through new construction. Surrounded by existing residential homes with continued development activity in the area. Conveniently located with easy access to local amenities, schools, and major roadways. Property is being sold as-is.

Key facts

• New construction
• Major roadways
• Infill development

Tags

• 0.16-ACRE LOT
• INFILL DEVELOPMENT
• ESTABLISHED NEIGHBORHOOD
• NEW CONSTRUCTION
• LOCAL AMENITIES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 33% 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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 2.02% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.39%
• DSCR: 2.62
• GRM: 4.1

CMA / ARV

• ARV (median comp): $186,829
• List price: $78,000
• Delta: -58.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 E 15th Ave	0.16mi	3/2.0	1,056 (+2%)	22mo	$170,000	$161	68
1206 S Benton St	0.19mi	3/2.0	1,077 (+4%)	21mo	$190,000	$176	64
115 E 13th Ave	0.54mi	3/2.0	1,151 (+11%)	2mo	$189,000	$164	51
1413 E 8th Ave	0.66mi	2/1.0 (-1)	992 (-5%)	11mo	$78,456	$79	47

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: 28.6%
• Equity multiple: 2.14×
• Total profit: $24,985
• Equity at exit: $11,630

10-year hold

• IRR: 34.2%
• Equity multiple: 3.68×
• Total profit: $58,455
• Equity at exit: $6,744

Cash invested: $21,840 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $662

Break-even live

Break-even rent $735

Max offer price $78,000

Occupancy floor 53%

Sensitivity live

Price	-10% $707	-5% $684	+0% $662	+5% $640	+10% $618
Rent	-10% $538	-5% $600	+0% $662	+5% $725	+10% $787
Rate	-1.0pp $702	-0.5pp $682	base $662	+0.5pp $642	+1.0pp $622

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: $19,500
• Closing costs: $2,340
• 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	0.95mi

Listing history 26 events

1. 2026-06-21
   days on market $78,000 Active 89 DOM
2. 2026-06-19
   days on market $78,000 Active 87 DOM
3. 2026-06-18
   days on market $78,000 Active 86 DOM
4. 2026-06-17
   days on market $78,000 Active 85 DOM
5. 2026-06-16
   days on market $78,000 Active 84 DOM
6. 2026-06-15
   days on market $78,000 Active 83 DOM
7. 2026-06-14
   days on market $78,000 Active 81 DOM
8. 2026-06-12
   days on market $78,000 Active 80 DOM
9. 2026-06-09
   days on market $78,000 Active 77 DOM
10. 2026-06-08
    days on market $78,000 Active 76 DOM
11. 2026-06-07
    days on market $78,000 Active 75 DOM
12. 2026-06-02
    days on market $78,000 Active 70 DOM
13. 2026-06-01
    days on market $78,000 Active 69 DOM
14. 2026-05-31
    days on market $78,000 Active 68 DOM
15. 2026-05-30
    days on market $78,000 Active 67 DOM
16. 2026-03-24
    listed $78,000 Active 658-char remark

    Show marketing remark (658 chars)

    Investor & builder opportunity in Corsicana! Situated on approximately a 0.16-acre lot, this property presents strong potential for redevelopment or new construction. Ideal for builders looking to capitalize on infill development in an established neighborhood with ongoing growth. The lot offers flexibility for a new build or potential reconfiguration, making it a great option for those seeking to maximize value through new construction. Surrounded by existing residential homes with continued development activity in the area. Conveniently located with easy access to local amenities, schools, and major roadways. Property is being sold as-is.

17. 2025-06-18
    soldstatus
18. 2024-02-14
    status Active
19. 2024-02-14
    historical
20. 2023-11-06
    status Pending
21. 2023-10-19
    price $64,900
22. 2023-09-29
    listed $69,900 Active
23. 2023-03-30
    soldstatus
24. 2023-03-07
    soldstatus
25. 1995-04-17
    soldstatus
26. 1984-06-11
    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: $1,673 · $139/mo
• Projected year-2 tax: $1,673 · $139/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 59% 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: $18,887
• − Mortgage interest: −$4,369
• − Property taxes: −$1,673
• − Insurance: −$390
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,269
• Taxable income: $7,163
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $6,229/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

+11.6% since first listed

11 events — show timeline

• 2026-03-24 Listed $78,000 NTREIS
• 2025-06-18 Sold (Public Records) — Public Records
• 2024-02-14 Relisted — NTREIS
• 2024-02-14 Listing Removed — NTREIS
• 2023-11-06 Pending — NTREIS
• 2023-10-19 Price Changed $64,900 NTREIS
• 2023-09-29 Listed $69,900 NTREIS
• 2023-03-30 Sold (Public Records) — Public Records
• 2023-03-07 Sold (Public Records) — Public Records
• 1995-04-17 Sold (Public Records) — Public Records
• 1984-06-11 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,673 · -5.8% YoY. Source: county tax records.