602 N Weaver St · Gainesville, TX 76240

$80,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 107 Days on market

Built 1940 Fair condition 5,314 sqft lot $79/sqft · 49% below area Est $158k · 49% under ↓ 3% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently remodeled on the inside. Does need some TLC, priced accordingly. Great fix-and-flip or rental hold. Seller has 6 more properties available; package deals welcome. Motivated seller. AS-IS sale. Act fast.

Key facts

• 5,314 sq ft lot
• Parking
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 3.2% in Gainesville — 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 66/100 on livability (#602 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Gainesville ISD (rural): math 33% / reading 29% proficiency, ranked #606 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Edison El (683 students, 81% FRL); Gainesville J H (math 32% / reading 38%, grade F, #842 of 1,662 statewide, top 51%, 426 students, 71% FRL); Gainesville H S (math 42% / reading 22%, grade F, #1,044 of 1,632 statewide, top 66%, 863 students, 47% FRL).
• Market conditions: 540 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.04% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.69%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $157,886
• List price: $80,000
• Delta: -49.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 E Cummings St	0.19mi	2/1.0	962 (-6%)	5mo	$134,500	$140	77
531 N Dixon St N	0.14mi	2/1.0	1,136 (+12%)	14mo	$99,500	$88	63
527 N Dixon St N	0.14mi	2/1.0	1,136 (+12%)	14mo	$120,000	$106	62
901 W Star St	0.58mi	2/1.0	957 (-6%)	7mo	$195,000	$204	57
605 N Denton St	0.28mi	2/1.0	949 (-7%)	23mo	$149,900	$158	56
538 S Dixon St	0.74mi	2/1.0	1,016 (-0%)	12mo	$100,000	$98	55
1009 Moran St	0.34mi	2/1.0	1,118 (+10%)	21mo	$138,500	$124	50
724 N Taylor	0.72mi	2/1.0	997 (-2%)	17mo	$159,500	$160	49
831 Lawrence St	0.65mi	2/2.0	1,090 (+7%)	10mo	$185,000	$170	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.48×
• Total profit: $33,068
• Equity at exit: $11,928

10-year hold

• IRR: 41.7%
• Equity multiple: 4.94×
• Total profit: $88,157
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 6 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $145,000 ($138/sqft)
• Median days on market: 128 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76240

• Active inventory: 540
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$420
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $722

Break-even live

Break-even rent $715

Max offer price $80,000

Occupancy floor 51%

Sensitivity live

Price	-10% $768	-5% $745	+0% $722	+5% $700	+10% $677
Rent	-10% $594	-5% $658	+0% $722	+5% $787	+10% $851
Rate	-1.0pp $763	-0.5pp $743	base $722	+0.5pp $702	+1.0pp $680

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 E Main St Gainesville, TX	3.0	1.0	1263	$1,550	$1.23	93d	1	0.86mi
426 N Clements St Gainesville, TX	3.0	2.0	1408	$2,307	$1.64	93d	1	0.93mi
1610 Elizabeth St Gainesville, TX	3.0	1.0	1100	$1,500	$1.36	93d	1	1.16mi
1331 Lanius St Gainesville, TX	3.0	2.0	1300	$1,850	$1.42	93d	1	1.28mi
1000 Bella Vista Dr Gainesville, TX	3.0	2.0	1150	$1,536	$1.34	93d	1	1.33mi
923 S Wine St Gainesville, TX	3.0	1.0	1216	$1,550	$1.27	93d	1	1.37mi

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Attached carportDriveway1 covered/carport space
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single family residenceResidential propertyOne storyPreowned (built in 1940)No accessibility features notedNot attached to another propertySubdivision: Gainesville Add
• Construction: Wood constructionComposition roofPillar/post/pier foundationYear built 1940
• Exterior features: Other exterior featuresNo fencingUtilities easement

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unitsOther heating
• Interior features: 4 total roomsOne-level layout1 living area1 dining areaOther interior features
• Laundry & utility: Laundry features: Other

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 107 DOM
2. 2026-08-07
   days on market $80,000 Active 106 DOM
3. 2026-08-06
   days on market $80,000 Active 105 DOM
4. 2026-08-05
   days on market $80,000 Active 104 DOM
5. 2026-08-04
   days on market $80,000 Active 103 DOM
6. 2026-08-03
   days on market $80,000 Active 102 DOM
7. 2026-07-31
   days on market $80,000 Active 99 DOM
8. 2026-07-29
   days on market $80,000 Active 97 DOM
9. 2026-07-27
   days on market $80,000 Active 95 DOM
10. 2026-07-25
    days on market $80,000 Active 93 DOM
11. 2026-07-24
    days on market $80,000 Active 92 DOM
12. 2026-07-23
    days on market $80,000 Active 91 DOM
13. 2026-07-22
    days on market $80,000 Active 90 DOM
14. 2026-07-22
    price $80,000 Active 89 DOM
15. 2026-07-21
    days on market $85,000 Active 89 DOM
16. 2026-07-18
    days on market $85,000 Active 86 DOM
17. 2026-07-17
    days on market $85,000 Active 84 DOM
18. 2026-07-15
    days on market $85,000 Active 83 DOM
19. 2026-07-14
    days on market $85,000 Active 82 DOM
20. 2026-07-13
    days on market $85,000 Active 81 DOM
21. 2026-07-12
    days on market $85,000 Active 80 DOM
22. 2026-07-11
    days on market $85,000 Active 79 DOM
23. 2026-07-11
    days on market $85,000 Active 78 DOM
24. 2026-07-09
    days on market $85,000 Active 77 DOM
25. 2026-07-08
    days on market $85,000 Active 76 DOM
26. 2026-07-07
    days on market $85,000 Active 75 DOM
27. 2026-07-06
    days on market $85,000 Active 74 DOM
28. 2026-07-05
    days on market $85,000 Active 73 DOM
29. 2026-07-04
    days on market $85,000 Active 72 DOM
30. 2026-07-03
    days on market $85,000 Active 71 DOM
31. 2026-07-02
    days on market $85,000 Active 70 DOM
32. 2026-07-02
    price $85,000 Active 69 DOM
33. 2026-07-01
    days on market $87,500 Active 69 DOM
34. 2026-06-30
    days on market $87,500 Active 68 DOM
35. 2026-06-29
    days on market $87,500 Active 67 DOM
36. 2026-06-28
    days on market $87,500 Active 66 DOM
37. 2026-06-27
    days on market $87,500 Active 65 DOM
38. 2026-06-26
    days on market $87,500 Active 63 DOM
39. 2026-06-22
    days on market $87,500 Active 60 DOM
40. 2026-06-19
    days on market $87,500 Active 57 DOM
41. 2026-06-18
    days on market $87,500 Active 56 DOM
42. 2026-06-17
    days on market $87,500 Active 55 DOM
43. 2026-06-16
    days on market $87,500 Active 54 DOM
44. 2026-06-15
    days on market $87,500 Active 53 DOM
45. 2026-06-14
    days on market $87,500 Active 51 DOM
46. 2026-06-12
    days on market $87,500 Active 50 DOM
47. 2026-06-09
    days on market $87,500 Active 47 DOM
48. 2026-06-08
    days on market $87,500 Active 46 DOM
49. 2026-06-07
    days on market $87,500 Active 45 DOM
50. 2026-06-05
    days on market $87,500 Active 42 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: $1,346 · $112/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$118/yr (+$10/mo · 8.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,553
• − Mortgage interest: −$4,481
• − Property taxes: −$1,346
• − Insurance: −$400
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,327
• Taxable income: $7,870
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $6,778/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $25,450–$45,810 screening

This single-family home requires moderate repairs and maintenance, including a new roof and fresh paint, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · aged

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant wear and tear visible on the roof
• Major Windows (windows) — Older windows with visible wear and tear
• Major Electrical (electrical) — Older electrical panel visible, likely in need of replacement
• Major Exterior (exterior) — Exterior paint appears faded and peeling

Repairs flagged

• Major roof shingles — Significant wear visible
• Moderate exterior siding — Discoloration and peeling
• Minor landscaping — Overgrown grass and weeds

Value-add opportunities

• Both paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both replace roof shingles — New roof improves structural integrity and aesthetics ↑
• Both landscaping — Well-maintained landscaping boosts curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Edison El Middle Gainesville J H F TX #842/1,662 Nat'l #7,460/14,009 High Gainesville H S F TX #1,044/1,632 Nat'l #10,416/17,239

Schools (NCES district)

• District: Gainesville ISD
• NCES district ID: 4820220
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 29% ▼ -2.00%
• Median HH income: $41,772
• Composite: 26.27/100
• National rank: #7252
• State rank: #606 of 826 in TX

C Composite livability gradescore 66/100

Livability — Gainesville

• Score: 66/100
• State rank: #602
• US rank: #11445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, TX
• County: Cooke County · 39,965 people
• City population: 29,419
• Metro: Gainesville, TX
• Population (ZIP): 29,419
• Household income: $71,502
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 8% of renters

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Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 1%

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Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.63%
• Current HPI: 247.3822
• Rent YoY: —
• Metro: Gainesville, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Attached carportDriveway1 covered/carport space
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single family residenceResidential propertyOne storyPreowned (built in 1940)No accessibility features notedNot attached to another propertySubdivision: Gainesville Add
• Construction: Wood constructionComposition roofPillar/post/pier foundationYear built 1940
• Exterior features: Other exterior featuresNo fencingUtilities easement

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unitsOther heating
• Interior features: 4 total roomsOne-level layout1 living area1 dining areaOther interior features
• Laundry & utility: Laundry features: Other

Price history

-2.8% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $87,500 NTREIS
• 2026-04-23 Listed $90,000 NTREIS
• 2009-10-09 Sold (Public Records) — Public Records
• 2007-01-18 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,346 · +11.7% YoY. Source: county tax records.