344 Wesley Dr · Corsicana, TX 75110

$200,000

3 bd · 2.0 ba · 2,184 sqft · SingleFamily public records · 8 Days on market

Built 1975 0.29 ac lot Est $295k · 32% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• 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

Investor special in the heart of Corsicana! This spacious home sits on a huge lot and is packed with potential for the right buyer ready to bring their vision to life. Whether you’re looking for your next flip project, rental investment, or renovation opportunity, this property offers the space and layout to create something truly special. With solid square footage, endless possibilities, and plenty of room to add value, this is the perfect chance to turn a fixer-upper into a standout property. Opportunities like this don’t come around often — bring your ideas and unlock the potential this Corsicana gem has to offer!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• Other: Property is not in a municipal utility district
• Financial info: Listing terms include Cash, Conventional, FHA-203K; Treat as clear loan status; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 covered/garage parking spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity available; Natural gas available; Cable available; Asphalt roads, curbs and sidewalks
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1975 (preowned)
• Exterior features: Covered porch(es); Covered patio/porch; Private yard; Fenced yard; Garage(s) and shed(s); Easements for utilities; Irregular lot in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level (10 x 15)
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Cable TV available; High-speed internet available; Window coverings; Two living areas; One dining area; One-level layout
• Laundry & utility: Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $188k (5.8% below list).
• Recommended offer: $188k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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, 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); Corsicana Middle (math 35% / reading 43%, grade F, #690 of 1,662 statewide, top 42%, 928 students, 76% FRL); Corsicana H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 1,805 students, 73% FRL).
• Market conditions: Rents soft (-1.5%/yr); 274 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 39% 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 $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $188,459 (5.8% below list)

Questions for the listing agent

1. Built in 1975 — 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: 0.94% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $294,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 Winfield Dr	0.20mi	3/2.0	2,038 (-7%)	5mo	$285,000	$140	76
316 Mckinney Ave	0.08mi	3/2.0	1,904 (-13%)	0mo	$220,000	$116	75
600 Mckinney Ave	0.30mi	3/2.5	2,058 (-6%)	8mo	$315,000	$153	68
542 Forrest Ln	0.37mi	3/2.5	2,078 (-5%)	7mo	$280,000	$135	67
3005 Louis Ave	0.26mi	4/2.5 (+1)	2,013 (-8%)	1mo	$200,000	$99	67
721 Willow Creek Cir	0.42mi	3/3.5	2,245 (+3%)	4mo	$379,000	$169	66
531 Forrest Ln	0.33mi	3/2.0	1,981 (-9%)	8mo	$303,000	$153	62
1000 Bryn Mawr St	0.63mi	3/2.0	2,076 (-5%)	6mo	$220,000	$106	58
540 Forrest Ln	0.35mi	3/2.0	1,923 (-12%)	8mo	$235,000	$122	57
1005 Woodcastle Dr	0.65mi	3/2.0	2,059 (-6%)	8mo	$269,900	$131	54
1004 Bryn Mawr St	0.65mi	4/3.0 (+1)	2,285 (+5%)	7mo	$389,900	$171	47
1312 Tammy Ave	0.69mi	3/2.0	2,390 (+9%)	8mo	$187,000	$78	45

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-32,434
• Equity at exit: $29,821

10-year hold

• IRR: -15.6%
• Equity multiple: 0.24×
• Total profit: $-42,393
• Equity at exit: $17,292

Cash invested: $56,000 (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: 274
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$271 /mo · $3,252/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $86

Break-even live

Break-even rent $1,776

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $199	-5% $142	+0% $86	+5% $29	+10% $-28
Rent	-10% $-63	-5% $11	+0% $86	+5% $160	+10% $235
Rate	-1.0pp $186	-0.5pp $137	base $86	+0.5pp $34	+1.0pp $-19

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Lafayette St Corsicana, TX	3.0	2.0	1640	$2,300	$1.40	9d	1	0.10mi
3008 Winfield Dr Corsicana, TX	3.0	1.0	1468	$1,450	$0.99	26d	1	0.17mi
421 Forrest Ln Corsicana, TX	3.0	2.0	1528	$2,000	$1.31	45d	1	0.27mi
303 E Thompson St Corsicana, TX	4.0	2.0	1450	$1,750	$1.21	3d	1	0.67mi

Listing history 4 events

1. 2026-05-21
   listed $200,000 Active
2. 2026-04-01
   soldstatus
3. 2026-01-12
   soldstatus
4. 2026-01-12
   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: $3,252 · $271/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$408/yr (+$34/mo · 12.5%)

ⓘ 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 57% 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: $22,615
• − Mortgage interest: −$11,203
• − Property taxes: −$3,252
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$5,818
• Taxable loss: −$2,277
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,574/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

4 events — show timeline

• 2026-05-21 Listed $200,000 NTREIS
• 2026-04-01 Sold (Public Records) — Public Records
• 2026-01-12 Sold (Public Records) — Public Records
• 2026-01-12 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,252 · +9.5% YoY. Source: county tax records.