504 S 6th St · Gatesville, TX 76528

$107,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 69 Days on market

Built 1965 5,667 sqft lot $153/sqft · 17% below area Est $130k · 17% under ↓ 2% since listing

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 704-square-foot, 2-bedroom home offers a great opportunity for buyers looking for a property with potential. The layout is efficient and comfortable, featuring a cozy living area, functional kitchen, and a well-sized bedroom. With just a bit of updating and light maintenance, this home can easily be refreshed to suit your style. Ideal for first-time buyers, downsizers, or investors, it provides an affordable option with room to add value. A solid choice for those seeking a manageable project with rewarding possibilities.

Key facts

• 5,667 sq ft lot
• Built 1965
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $69 ($827/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 $105k (2.5% below list).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.9% in Gatesville — 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 65/100 on livability (#702 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Gatesville ISD (town): math 38% / reading 42% proficiency, ranked #409 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $746 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,426 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $130,461
• List price: $107,900
• Delta: -17.29%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-13,069
• Equity at exit: $16,088

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-5,622
• Equity at exit: $9,329

Cash invested: $30,212 (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 76528

• Home prices YoY: -24.2%
• Active inventory: 222
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $69

Break-even live

Break-even rent $965

Max offer price $107,900

Occupancy floor 88%

Sensitivity live

Price	-10% $130	-5% $99	+0% $69	+5% $38	+10% $8
Rent	-10% $-14	-5% $27	+0% $69	+5% $110	+10% $152
Rate	-1.0pp $123	-0.5pp $96	base $69	+0.5pp $41	+1.0pp $13

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Saunders St Unit 7 Gatesville, TX	2.0	1.0	700	$825	$1.18	14d	1	0.79mi

Listing history 19 events

1. 2026-06-18
   days on market $107,900 Active 69 DOM
2. 2026-06-17
   days on market $107,900 Active 68 DOM
3. 2026-06-16
   days on market $107,900 Active 67 DOM
4. 2026-06-15
   days on market $107,900 Active 66 DOM
5. 2026-06-14
   days on market $107,900 Active 64 DOM
6. 2026-06-13
   days on market $107,900 Active 63 DOM
7. 2026-06-10
   days on market $107,900 Active 61 DOM
8. 2026-06-09
   days on market $107,900 Active 60 DOM
9. 2026-06-08
   days on market $107,900 Active 59 DOM
10. 2026-06-07
    days on market $107,900 Active 58 DOM
11. 2026-06-05
    days on market $107,900 Active 55 DOM
12. 2026-06-03
    days on market $107,900 Active 54 DOM
13. 2026-06-02
    days on market $107,900 Active 53 DOM
14. 2026-06-01
    days on market $107,900 Active 52 DOM
15. 2026-05-31
    days on market $107,900 Active 51 DOM
16. 2026-05-30
    days on market $107,900 Active 50 DOM
17. 2026-05-01
    price $107,900 531-char remark

    Show marketing remark (531 chars)

    This 704-square-foot, 2-bedroom home offers a great opportunity for buyers looking for a property with potential. The layout is efficient and comfortable, featuring a cozy living area, functional kitchen, and a well-sized bedroom. With just a bit of updating and light maintenance, this home can easily be refreshed to suit your style. Ideal for first-time buyers, downsizers, or investors, it provides an affordable option with room to add value. A solid choice for those seeking a manageable project with rewarding possibilities.

18. 2026-04-08
    listed $110,000 Active 531-char remark

    Show marketing remark (531 chars)

    This 704-square-foot, 2-bedroom home offers a great opportunity for buyers looking for a property with potential. The layout is efficient and comfortable, featuring a cozy living area, functional kitchen, and a well-sized bedroom. With just a bit of updating and light maintenance, this home can easily be refreshed to suit your style. Ideal for first-time buyers, downsizers, or investors, it provides an affordable option with room to add value. A solid choice for those seeking a manageable project with rewarding possibilities.

19. 2024-07-15
    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: $1,817 · $151/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$157/yr (+$13/mo · 8.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,625
• − Mortgage interest: −$6,044
• − Property taxes: −$1,817
• − Insurance: −$540
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,139
• Taxable loss: −$935
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,051/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: Gatesville ISD
• NCES district ID: 4820500
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,114
• Composite: 34.21/100
• National rank: #5264
• State rank: #409 of 826 in TX

Livability — Gatesville

• Score: 65/100
• State rank: #702
• US rank: #13121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gatesville, TX
• County: Coryell County · 61,053 people
• City population: 18,935
• Metro: Killeen-Temple, TX
• Population (ZIP): 18,935
• Household income: $70,558
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 243.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 15% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 206.6876
• Rent YoY: —
• Metro: Killeen-Temple, 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

-1.9% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $107,900 CTXMLS
• 2026-04-08 Listed $110,000 CTXMLS
• 2024-07-15 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,817 · +8.8% YoY. Source: county tax records.