2732 W Collin St · Corsicana, TX 75110

$135,000

2 bd · 1.0 ba · 1,020 sqft · Other public records · 40 Days on market

Built 1950 10,585 sqft lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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 2-bedroom, 1-bath home offering a great opportunity for first-time homebuyers or investors alike. This property features a functional layout with comfortable living spaces, providing a solid foundation to make it your own. The home offers a cozy living area, well-sized bedrooms, and a layout designed for everyday convenience. Whether you’re looking to step into homeownership or searching for your next investment property, this home is full of potential. With a little vision and personal touch, it can easily be transformed into a warm and inviting space or a great income-producing property. Conveniently located with easy access to local amenities, shopping, and major roads, this home combines practicality with opportunity. Don’t miss your chance to own a property with so much potential and value.

Key facts

• 0.24 acre lot
• Pool
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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, 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); 268 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 53% chance of damaging wind over 30y; major 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,210
• Equity at exit: $20,129

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $55
• Equity at exit: $11,672

Cash invested: $37,800 (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: 268
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $278

Break-even live

Break-even rent $1,000

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 College Cir Corsicana, TX	3.0	2.0	1360	$1,650	$1.21	10d	1	0.11mi
208 N 36th St Corsicana, TX	3.0	1.0	1200	$1,400	$1.17	43d	1	0.18mi
544 N 37th St Corsicana, TX	3.0	1.0	1080	$1,590	$1.47	24d	1	0.47mi
2539 W Sycamore Ave Unit 2539 Corsicana, TX	2.0	1.0	1032	$1,050	$1.02	24d	1	0.55mi
672 S 42nd St Corsicana, TX	1.0	1.0	651	$1,000	$1.53	1d	1	0.55mi
2612 W Sycamore Ave Apt 4 Corsicana, TX	2.0	1.0	920	$925	$1.01	20d	1	0.57mi
2612 W Sycamore Ave Apt 4 Corsicana, TX	2.0	1.0	920	$925	$1.01	24d	1	0.57mi
2608 W Sycamore Ave Unit 7 Corsicana, TX	2.0	1.0	920	$975	$1.06	12d	1	0.57mi
1509 W Collin St Corsicana, TX	3.0	2.0	1290	$1,850	$1.43	43d	1	0.86mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	43d	1	1.05mi
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	5d	1	1.24mi
736 W 1st Ave Unit B Corsicana, TX	1.0	1.0	750	$850	$1.13	43d	1	1.46mi

Listing history 16 events

1. 2026-04-23
   price $140,000 829-char remark

   Show marketing remark (829 chars)

   Charming 2-bedroom, 1-bath home offering a great opportunity for first-time homebuyers or investors alike. This property features a functional layout with comfortable living spaces, providing a solid foundation to make it your own. The home offers a cozy living area, well-sized bedrooms, and a layout designed for everyday convenience. Whether you’re looking to step into homeownership or searching for your next investment property, this home is full of potential. With a little vision and personal touch, it can easily be transformed into a warm and inviting space or a great income-producing property. Conveniently located with easy access to local amenities, shopping, and major roads, this home combines practicality with opportunity. Don’t miss your chance to own a property with so much potential and value.

2. 2026-04-17
   listed $145,000 Active 829-char remark

   Show marketing remark (829 chars)

   Charming 2-bedroom, 1-bath home offering a great opportunity for first-time homebuyers or investors alike. This property features a functional layout with comfortable living spaces, providing a solid foundation to make it your own. The home offers a cozy living area, well-sized bedrooms, and a layout designed for everyday convenience. Whether you’re looking to step into homeownership or searching for your next investment property, this home is full of potential. With a little vision and personal touch, it can easily be transformed into a warm and inviting space or a great income-producing property. Conveniently located with easy access to local amenities, shopping, and major roads, this home combines practicality with opportunity. Don’t miss your chance to own a property with so much potential and value.

3. 2025-08-28
   historical
4. 2025-08-20
   price $115,000
5. 2025-06-24
   listed $125,000 Active
6. 2025-05-15
   historical
7. 2025-04-28
   price $125,000
8. 2025-01-16
   price $137,000
9. 2025-01-16
   status Active
10. 2024-10-07
    price $125,000
11. 2024-08-21
    price $135,000
12. 2024-07-25
    listed $140,000 Active
13. 2022-04-07
    soldstatus Closed
14. 2022-03-14
    status Pending
15. 2022-03-09
    historical Active Option Contract
16. 2022-03-01
    listed $110,000 Active

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$2,164/yr (+$180/mo · 706.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $16,216
• − Mortgage interest: −$7,562
• − Property taxes: −$306
• − Insurance: −$675
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,927
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,058/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

+27.3% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $140,000 NTREIS
• 2026-04-17 Listed $145,000 NTREIS
• 2025-08-28 Listing Removed — NTREIS
• 2025-08-20 Price Changed $115,000 NTREIS
• 2025-06-24 Listed $125,000 NTREIS
• 2025-05-15 Listing Removed — NTREIS
• 2025-04-28 Price Changed $125,000 NTREIS
• 2025-01-16 Price Changed $137,000 NTREIS
• 2025-01-16 Relisted — NTREIS
• 2024-10-07 Price Changed $125,000 NTREIS
• 2024-08-21 Price Changed $135,000 NTREIS
• 2024-07-25 Listed $140,000 NTREIS
• 2022-04-07 Sold (MLS) — NTREIS
• 2022-03-14 Pending — NTREIS
• 2022-03-09 Contingent — NTREIS
• 2022-03-01 Listed $110,000 NTREIS

Property tax history

-5.9%/yr

Latest (2023): $306 · +173.4% YoY. Source: county tax records.