602 N Weaver St · Gainesville, TX 76240

$87,500

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 57 Days on market

Built 1940 5,314 sqft lot $86/sqft · 45% below area Est $158k · 45% 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
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Property features AI

Finance

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

Exterior

• Parking: Attached carport; Driveway; 1 covered/carport space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 1940); No accessibility features noted; Not attached to another property; Subdivision: Gainesville Add
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Year built 1940
• Exterior features: Other exterior features; No fencing; Utilities 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 units; Other heating
• Interior features: 4 total rooms; One-level layout; 1 living area; 1 dining area; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.6% 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: 461 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($85k) 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 $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.86% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.30%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $157,798
• List price: $87,500
• Delta: -44.55%
• 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%)	4mo	$134,500	$140	79
531 N Dixon St N	0.14mi	2/1.0	1,136 (+12%)	12mo	$99,500	$88	64
527 N Dixon St N	0.14mi	2/1.0	1,136 (+12%)	12mo	$120,000	$106	64
901 W Star St	0.58mi	2/1.0	957 (-6%)	5mo	$195,000	$204	58
605 N Denton St	0.28mi	2/1.0	949 (-7%)	21mo	$149,900	$158	58
538 S Dixon St	0.74mi	2/1.0	1,016 (-0%)	11mo	$100,000	$98	56
1009 Moran St	0.34mi	2/1.0	1,118 (+10%)	19mo	$138,500	$124	52
724 N Taylor	0.72mi	2/1.0	997 (-2%)	15mo	$159,500	$160	50
831 Lawrence St	0.65mi	2/2.0	1,090 (+7%)	9mo	$185,000	$170	46

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: 28.5%
• Equity multiple: 2.19×
• Total profit: $29,143
• Equity at exit: $13,047

10-year hold

• IRR: 36.0%
• Equity multiple: 4.32×
• Total profit: $81,234
• Equity at exit: $7,565

Cash invested: $24,500 (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 76240

• Active inventory: 461
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$459
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $680

Break-even live

Break-even rent $769

Max offer price $87,500

Occupancy floor 53%

Sensitivity live

Price	-10% $729	-5% $705	+0% $680	+5% $655	+10% $630
Rent	-10% $551	-5% $615	+0% $680	+5% $744	+10% $809
Rate	-1.0pp $724	-0.5pp $702	base $680	+0.5pp $657	+1.0pp $634

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: $21,875
• Closing costs: $2,625
• 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	45d	1	0.86mi
426 N Clements St Gainesville, TX	3.0	2.0	1408	$2,307	$1.64	45d	1	0.93mi
1610 Elizabeth St Gainesville, TX	3.0	1.0	1100	$1,500	$1.36	45d	1	1.16mi
1331 Lanius St Gainesville, TX	3.0	2.0	1300	$1,850	$1.42	45d	1	1.28mi
1000 Bella Vista Dr Gainesville, TX	3.0	2.0	1150	$1,536	$1.34	45d	1	1.33mi
923 S Wine St Gainesville, TX	3.0	1.0	1216	$1,550	$1.27	45d	1	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $87,500 Active 57 DOM
2. 2026-06-18
   days on market $87,500 Active 56 DOM
3. 2026-06-17
   days on market $87,500 Active 55 DOM
4. 2026-06-16
   days on market $87,500 Active 54 DOM
5. 2026-06-15
   days on market $87,500 Active 53 DOM
6. 2026-06-14
   days on market $87,500 Active 51 DOM
7. 2026-06-12
   days on market $87,500 Active 50 DOM
8. 2026-06-09
   days on market $87,500 Active 47 DOM
9. 2026-06-08
   days on market $87,500 Active 46 DOM
10. 2026-06-07
    days on market $87,500 Active 45 DOM
11. 2026-06-05
    days on market $87,500 Active 42 DOM
12. 2026-06-03
    days on market $87,500 Active 41 DOM
13. 2026-06-02
    pricedays on market $87,500 Active 40 DOM
14. 2026-06-01
    days on market $90,000 Active 39 DOM
15. 2026-05-31
    days on market $90,000 Active 38 DOM
16. 2026-05-30
    days on market $90,000 Active 37 DOM
17. 2026-04-23
    listed $90,000 Active 211-char remark
18. 2009-10-09
    soldstatus
19. 2007-01-18
    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: $1,346 · $112/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$256/yr (+$21/mo · 19.0%)

ⓘ 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: −$4,901
• − Property taxes: −$1,346
• − Insurance: −$438
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,545
• Taxable income: $7,195
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $6,431/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: 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

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 · 29,419 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: 660.0

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%

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%

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

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

-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.