Corsicana, TX
Investigate Corsicana if you accept moderate headline yield and can underwrite slower resale; avoid it if you require scarce supply or will not assess flood exposure property by property.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Investigate Corsicana if you accept moderate headline yield and can underwrite slower resale; avoid it if you require scarce supply or will not assess flood exposure property by property. At a $233,238 median value, the reported decimals convert to a 6.39% gross yield, 1.21% job growth and 3.96% rent growth. Those are supportive income-demand signals, not proof of net returns.
The main tension is supply. The market shows 500 permits, 5.6 months of supply and 63 median days on market. The reported price-drop decimal converts to 29.03%. That combination provides evidence of negotiating room, but it weakens the case for near-term resale liquidity or pricing power.
Risk is mixed rather than uniformly high. Net migration was 276 households, while the annual climate-loss decimal converts to 0.0912% of building value. The aggregate loss ratio is low, yet inland flood is the dominant hazard, so property-specific exposure and insurance terms remain central to underwriting.
Frequently Asked Investor Questions
What are the entry price, asking rent and headline yield?
How much buyer leverage is visible in the for-sale market?
How large is the recorded climate loss, and what hazard dominates?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Corsicana as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 86 | 30% | 25.80 |
| Rent trend | 61 | 25% | 15.25 |
| Affordability | 56 | 15% | 8.40 |
| Supply pressure | 4 | 15% | 0.60 |
| Climate risk | 91 | 15% | 13.65 |
| Published score | 64 | ||
Job: The LAUS job-growth decimal converts to 1.21% -> employment is a positive demand signal, though job composition is not published.
Rent: The rent-growth and gross-yield decimals convert to 3.96% and 6.39% -> rent performance supports investigation, but operating costs are not published.
Affordability: The rent-to-income decimal converts to 23.6%, while price-to-income is 3.7 and the component score is 56 -> affordability is mixed rather than uniformly strong.
Supply: A total of 500 permits, 5.6 months of supply and 63 median days on market accompany a supply score of 5 -> buyer choice is visible, but pricing and exit conditions are weak.
Climate: The annual loss-ratio decimal converts to 0.0912%, and inland flood is the dominant hazard -> aggregate loss exposure is low, but parcel-level water risk still requires review.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- The supply signal is weak: 500 permits and 5.6 months of supply sit beside a supply component score of 5.
- Resale liquidity and pricing are soft: median days on market are 63, the price-drop decimal converts to 29.03% and the price-growth decimal converts to 0.87%.
- Water risk may be unevenly concentrated: inland flood is the dominant hazard even though the annual climate-loss decimal converts to 0.0912%.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
No city in this metro has passed the current city evidence gate.
Metros that behave like Corsicana
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Corsicana, TX (Target) | 64 | $233k | $1,241 | 6.4% | ▲ 1.2% |
| Salina, KS | 80 | $184k | $1,021 | 6.7% | ▲ 1.5% |
| Sedalia, MO | 56 | $198k | $1,134 | 6.9% | ▲ 1.1% |
| Branson, MO | 47 | $252k | $1,313 | 6.3% | ▲ 0.9% |
| Athens, OH | 75 | $191k | $994 | 6.2% | ▲ 1.0% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |