110 W Gulf Ave · Goldsmith, TX 79741

$175,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 19 Days on market

Built 1991 Poor condition 10,018 sqft lot

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks

2 bedroom 1 bathroom home currently rented for $1000. Month to month rent.

Key facts

• 0.23 acre lot
• Built 1991
• Listed 18 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Propane service
• Home design: Single family residence; Residential property type
• Construction: Aluminum siding; Metal roof; Slab foundation; Built with solar (green energy generation)
• Exterior features: Corner lot; Paved road access; Solar energy system

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Cooling present
• Interior features: Electric water heater; Electric range; Central heating; Has heating; Has cooling; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-82 ($-982/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (18.4% below list).
• Recommended offer: $143k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#890 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D.
• Ector County ISD (urban): math 22% / reading 27% proficiency, ranked #707 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Odessa H S (math 18% / reading 22%, grade F, #1,397 of 1,632 statewide, top 87%, 3,874 students, 68% FRL).
• Market conditions: 9 active listings in the ZIP; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Ector County population projected at +78% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,733 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.32×
• Total profit: $15,893
• Equity at exit: $78,688

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $63,936
• Equity at exit: $121,267

Cash invested: $49,000 (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 79741

• Active inventory: 9
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-82

Break-even live

Break-even rent $1,531

Max offer price $163,164

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $175,000 Active 19 DOM
2. 2026-06-18
   days on market $175,000 Active 18 DOM
3. 2026-06-17
   days on market $175,000 Active 17 DOM
4. 2026-06-16
   days on market $175,000 Active 16 DOM
5. 2026-06-15
   days on market $175,000 Active 15 DOM
6. 2026-06-14
   days on market $175,000 Active 13 DOM
7. 2026-06-13
   days on market $175,000 Active 12 DOM
8. 2026-06-10
   days on market $175,000 Active 10 DOM
9. 2026-06-09
   days on market $175,000 Active 9 DOM
10. 2026-06-08
    days on market $175,000 Active 8 DOM
11. 2026-06-07
    days on market $175,000 Active 7 DOM
12. 2026-06-03
    days on market $175,000 Active 2 DOM
13. 2026-06-01
    remarks 74-char remark
14. 2026-06-01
    listed $175,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,128
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$5,091
• Taxable loss: −$4,006
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-20/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and maintenance, including roof and exterior siding repairs, painting, and HVAC and plumbing system repairs. Landscaping and curb appeal improvements would also significantly enhance its value.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Severe peeling and wear.
• Major HVAC — No visible systems, but the exterior suggests potential issues.
• Major plumbing — No visible systems, but the exterior suggests potential issues.
• Major interior walls/paint — No visible interior, but the exterior suggests potential issues with the structure and systems.

Value-add opportunities

• Both repair roof and exterior siding — Both the roof and exterior siding are in poor condition, which would significantly improve the home's appearance and functionality.
• Both paint interior walls and paint exterior siding — Painting the interior walls and exterior siding would improve the home's appearance and potentially increase its value.
• Both repair HVAC and plumbing systems — Repairing the HVAC and plumbing systems would improve the home's functionality and potentially increase its value.
• Both landscaping and curb appeal — Landscaping and improving curb appeal would enhance the home's visual appeal and potentially increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible.	Major	$15,000–50,000
exterior siding · Severe peeling and wear.	Major	$15,000–50,000
HVAC · No visible systems, but the exterior suggests potential issues.	Major	$15,000–50,000
plumbing · No visible systems, but the exterior suggests potential issues.	Major	$15,000–50,000
interior walls/paint · No visible interior, but the exterior suggests potential issues with the structure and systems.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair roof and exterior siding — Both the roof and exterior siding are in poor condition, which would significantly improve the home's appearance and functionality. ↑
• Both paint interior walls and paint exterior siding — Painting the interior walls and exterior siding would improve the home's appearance and potentially increase its value. ↑
• Both repair HVAC and plumbing systems — Repairing the HVAC and plumbing systems would improve the home's functionality and potentially increase its value. ↑
• Both landscaping and curb appeal — Landscaping and improving curb appeal would enhance the home's visual appeal and potentially increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ector County ISD
• NCES district ID: 4818000
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $52,740
• Composite: 21.89/100
• National rank: #8233
• State rank: #707 of 826 in TX

Livability — Goldsmith

• Score: 63/100
• State rank: #890
• US rank: #15972

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldsmith, TX
• Population (ZIP): 215

Population outlook (Ector County) Hauer SSP2

• Today (2025): 212,765 people
• By 2030: 241,962 · +13.7%
• By 2040: 306,582 · +44.1%
• By 2050: 379,755 · +78.5%
• By 2075: 568,991 · +167.4%
• By 2100: 709,829 · +233.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Scottish 12% Slovak 5% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Ector

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -4.9pp toward R · 2008: -48.0pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+47.8 2016: R+40.6 2012: R+48.9 2008: R+48.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-31 Listed $175,000 ODMLS