1313 Liveoak Ave · Corsicana, TX 75110

$160,000

2 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 12 Days on market

Built 1990 Est $185k · 14% under

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Why this score? — see what drove the D+ 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 +13.8/30.0
• ARV discount +13.6/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

2/1 home, attached garage, large fenced back yard, just cleared up yard and cut down trees around the house and front yard. Updated pics soon. Price is negotiable.

Key facts

• Attached garage
• Built 1990
• Listed 11 days

Tags

• ATTACHED GARAGE
• LARGE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $13 ($160/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 $135k (15.5% below list).
• Recommended offer: $135k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,190 (15.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $185,163
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 W 1st Ave	0.37mi	3/1.0 (+1)	1,048 (+2%)	6mo	$120,000	$115	69
1302 Ann Arbor Dr	0.63mi	3/1.0 (+1)	1,024 (+0%)	2mo	$187,500	$183	64
1601 Cherry Ave	0.41mi	3/2.0 (+1)	1,100 (+8%)	8mo	$199,000	$181	53
1533 W 4th Ave	0.50mi	2/1.0	1,116 (+9%)	18mo	$115,000	$103	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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-29,049
• Equity at exit: $23,857

10-year hold

• IRR: -18.9%
• Equity multiple: 0.12×
• Total profit: $-39,555
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$839
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $13

Break-even live

Break-even rent $1,335

Max offer price $160,000

Occupancy floor 94%

Sensitivity live

Price	-10% $104	-5% $59	+0% $13	+5% $-32	+10% $-77
Rent	-10% $-93	-5% $-40	+0% $13	+5% $67	+10% $120
Rate	-1.0pp $94	-0.5pp $54	base $13	+0.5pp $-28	+1.0pp $-70

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 Liveoak Ave Corsicana, TX	3.0	1.0	1080	$1,300	$1.20	6d	1	0.04mi
1505 Woodlawn Ave Corsicana, TX	3.0	2.0	1220	$1,900	$1.56	45d	1	0.20mi
736 W 1st Ave Unit B Corsicana, TX	1.0	1.0	750	$850	$1.13	45d	1	0.37mi
1509 W Collin St Corsicana, TX	3.0	2.0	1290	$1,850	$1.43	45d	1	0.59mi
2539 W Sycamore Ave Unit 2539 Corsicana, TX	2.0	1.0	1032	$1,050	$1.02	26d	1	0.92mi
2608 W Sycamore Ave Unit 7 Corsicana, TX	2.0	1.0	920	$975	$1.06	14d	1	0.93mi
2612 W Sycamore Ave Apt 4 Corsicana, TX	2.0	1.0	920	$925	$1.01	26d	1	0.95mi
2612 W Sycamore Ave Apt 4 Corsicana, TX	2.0	1.0	920	$925	$1.01	22d	1	0.95mi
208 N 36th St Corsicana, TX	3.0	1.0	1200	$1,400	$1.17	45d	1	1.05mi
544 N 37th St Corsicana, TX	3.0	1.0	1080	$1,590	$1.47	26d	1	1.07mi
2928 College Cir Corsicana, TX	3.0	2.0	1360	$1,650	$1.21	11d	1	1.29mi

Listing history 9 events

1. 2026-06-21
   days on market $160,000 Active 12 DOM
2. 2026-06-19
   days on market $160,000 Active 10 DOM
3. 2026-06-18
   days on market $160,000 Active 9 DOM
4. 2026-06-17
   days on market $160,000 Active 8 DOM
5. 2026-06-16
   days on market $160,000 Active 7 DOM
6. 2026-06-15
   days on market $160,000 Active 6 DOM
7. 2026-06-14
   days on market $160,000 Active 4 DOM
8. 2026-06-12
   remarks 163-char remark
9. 2026-06-12
   listed $160,000 Active 3 DOM

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,141/yr (+$95/mo · 63.9%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $16,223
• − Mortgage interest: −$8,962
• − Property taxes: −$1,787
• − Insurance: −$800
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,655
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $779/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

• 2026-06-10 Listed $160,000 FSBO.com
• 2024-03-20 Sold (Public Records) — Public Records
• 2005-08-31 Sold (Public Records) — Public Records
• 2003-05-09 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,787 · +66.1% YoY. Source: county tax records.