1605 E 10th Ave · Corsicana, TX 75110

$135,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 92 Days on market

Built 1986 6,011 sqft lot $121/sqft · 29% below area Est $190k · 29% under ↓ 25% since listing

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• 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

Price Improvement! Now offered at $135,000—this 3-bedroom, 2-bathroom home in Corsicana presents a great opportunity for buyers or investors looking to add value. Featuring a spacious layout and a large backyard with expansion potential, this property is ideal for those looking to personalize or renovate. Recent interior and exterior paint has been completed, providing a solid starting point for future updates. Conveniently located near downtown Corsicana attractions with easy access to I-45. No HOA. Whether you're looking for a primary residence or investment property, this home offers strong potential.

Key facts

• Open outdoor space
• Fresh interior paint
• Fresh exterior paint

Tags

• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• REFRESHED FRONT LANDSCAPING
• OPEN OUTDOOR SPACE
• EASY ACCESS TO MAJOR HIGHWAYS
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Carroll El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 502 students, 96% 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) — zoned schools average 81% FRL vs 65% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $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 92 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $189,716
• List price: $135,000
• Delta: -28.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 G W Jackson Ave	0.44mi	4/2.0 (+1)	1,170 (+4%)	1mo	$185,000	$158	66
1508 E 8th Ave	0.17mi	3/1.0	1,267 (+13%)	11mo	$65,000	$51	57
1413 E 8th Ave	0.17mi	2/1.0 (-1)	992 (-11%)	11mo	$78,456	$79	55
1206 S Benton St	0.50mi	3/2.0	1,077 (-4%)	21mo	$190,000	$176	53
704 E 15th Ave	0.62mi	3/2.0	1,056 (-6%)	22mo	$170,000	$161	44
1004 E 10th Ave	0.37mi	3/2.0	1,264 (+13%)	24mo	$229,900	$182	42
1205 S Benton St	0.49mi	3/2.0	1,262 (+13%)	20mo	$180,000	$143	39

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-3,161
• Equity at exit: $20,129

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $9,380
• 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: 274
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $367

Break-even live

Break-even rent $1,118

Max offer price $135,000

Occupancy floor 72%

Sensitivity live

Price	-10% $443	-5% $405	+0% $367	+5% $329	+10% $290
Rent	-10% $242	-5% $304	+0% $367	+5% $429	+10% $492
Rate	-1.0pp $435	-0.5pp $401	base $367	+0.5pp $332	+1.0pp $296

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 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	0.36mi

Listing history 20 events

1. 2026-06-17
   days on market $135,000 Active 92 DOM
2. 2026-06-16
   days on market $135,000 Active 91 DOM
3. 2026-06-15
   days on market $135,000 Active 90 DOM
4. 2026-06-14
   days on market $135,000 Active 88 DOM
5. 2026-06-12
   days on market $135,000 Active 87 DOM
6. 2026-06-09
   days on market $135,000 Active 84 DOM
7. 2026-06-08
   days on market $135,000 Active 83 DOM
8. 2026-06-07
   remarks 592-char remark
9. 2026-06-07
   days on market $135,000 Active 82 DOM
10. 2026-06-02
    days on market $135,000 Active 77 DOM
11. 2026-06-01
    days on market $135,000 Active 76 DOM
12. 2026-05-31
    days on market $135,000 Active 75 DOM
13. 2026-05-30
    days on market $135,000 Active 74 DOM
14. 2026-04-13
    price $135,000 626-char remark

    Show marketing remark (626 chars)

    Price Improvement! Now offered at $135,000—this 3-bedroom, 2-bathroom home in Corsicana presents a great opportunity for buyers or investors looking to add value. Featuring a spacious layout and a large backyard with expansion potential, this property is ideal for those looking to personalize or renovate. Recent interior and exterior paint has been completed, providing a solid starting point for future updates. Conveniently located near downtown Corsicana attractions with easy access to I-45. No HOA. Whether you're looking for a primary residence or investment property, this home offers strong potential.

15. 2026-02-16
    listed $180,000 Active 626-char remark

    Show marketing remark (626 chars)

    Price Improvement! Now offered at $135,000—this 3-bedroom, 2-bathroom home in Corsicana presents a great opportunity for buyers or investors looking to add value. Featuring a spacious layout and a large backyard with expansion potential, this property is ideal for those looking to personalize or renovate. Recent interior and exterior paint has been completed, providing a solid starting point for future updates. Conveniently located near downtown Corsicana attractions with easy access to I-45. No HOA. Whether you're looking for a primary residence or investment property, this home offers strong potential.

16. 2012-02-28
    soldstatus
17. 2002-02-01
    soldstatus
18. 2002-01-17
    soldstatus
19. 1996-11-21
    soldstatus
20. 1996-10-17
    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: $1,427 · $119/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,044/yr (+$87/mo · 73.2%)

ⓘ 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 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: $18,985
• − Mortgage interest: −$7,562
• − Property taxes: −$1,427
• − Insurance: −$675
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,927
• Taxable income: $2,356
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,835/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

-25.0% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $135,000 NTREIS
• 2026-02-16 Listed $180,000 NTREIS
• 2012-02-28 Sold (Public Records) — Public Records
• 2002-02-01 Sold (Public Records) — Public Records
• 2002-01-17 Sold (Public Records) — Public Records
• 1996-11-21 Sold (Public Records) — Public Records
• 1996-10-17 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,427 · -3.4% YoY. Source: county tax records.