602 N Weaver St · Gainesville, TX 76240

$80,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 155 Days on market

Built 1940 Fair condition 5,314 sqft lot $79/sqft · 48% below area Est $155k · 48% 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 +3.2/10.0
• 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 $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 657 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 44% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($70k) 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.74% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $155,214
• List price: $80,000
• Delta: -48.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 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%)	8mo	$134,500	$140	75
531 N Dixon St N	0.14mi	2/1.0	1,136 (+12%)	17mo	$99,500	$88	60
527 N Dixon St N	0.14mi	2/1.0	1,136 (+12%)	17mo	$120,000	$106	60
901 W Star St	0.58mi	2/1.0	957 (-6%)	10mo	$195,000	$204	55
538 S Dixon St	0.74mi	2/1.0	1,016 (-0%)	16mo	$100,000	$98	52
1009 Moran St	0.34mi	2/1.0	1,118 (+10%)	24mo	$138,500	$124	48
724 N Taylor	0.72mi	2/1.0	997 (-2%)	20mo	$159,500	$160	46
831 Lawrence St	0.65mi	2/2.0	1,090 (+7%)	14mo	$185,000	$170	42

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $21,087
• Equity at exit: $11,928

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $62,285
• 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: 13 active · 7 under contract
• Months of supply: 15.6 mo (6%/mo absorbed)
• Median asking: $152,500 ($153/sqft)
• Median days on market: 144 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.3% vs 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: 657
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$420
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $534

Break-even live

Break-even rent $715

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $579	-5% $557	+0% $534	+5% $512	+10% $489
Rent	-10% $424	-5% $479	+0% $534	+5% $589	+10% $644
Rate	-1.0pp $574	-0.5pp $555	base $534	+0.5pp $513	+1.0pp $492

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 W Cummings St Gainesville, TX	3.0	2.0	1260	$1,500	$1.19	0d	1	0.04mi
211 McClain St Gainesville, TX	2.0	1.0	1100	$1,150	$1.05	9d	1	0.11mi
703 Mill St Gainesville, TX	3.0	1.0	936	$1,500	$1.60	0d	1	0.21mi
400 Blackwood St #402 Gainesville, TX	3.0	1.0	936	$1,325	$1.42	17d	1	0.24mi
315 Andrews St Unit A Gainesville, TX	1.0	1.0	700	$1,100	$1.57	38d	1	0.28mi
306 Harvey St Gainesville, TX	3.0	1.0	1200	$1,250	$1.04	51d	1	0.32mi
610 Harvey St Gainesville, TX	3.0	1.0	1088	$1,395	$1.28	0d	1	0.35mi
213 W Church St Unit 213 Gainesville, TX	2.0	1.0	750	$1,250	$1.67	0d	1	0.55mi
1333 N Commerce St Gainesville, TX	3.0	2.5	1368	$1,600	$1.17	0d	1	0.56mi
712 E Broadway St Gainesville, TX	3.0	1.0	1489	$1,575	$1.06	2d	1	0.58mi
207 W Cloud St Unit A Gainesville, TX	2.0	1.5	1002	$1,450	$1.45	0d	1	0.61mi
1012 Faye St Gainesville, TX	2.0	1.0	778	$1,175	$1.51	40d	1	0.73mi
1010 E Main St Gainesville, TX	3.0	1.0	1263	$1,550	$1.23	184d	1	0.86mi
426 N Clements St Gainesville, TX	3.0	2.0	1408	$2,307	$1.64	184d	1	0.93mi
334 N Clements St Unit A Gainesville, TX	2.0	1.0	825	$825	$1.00	0d	1	0.94mi
1814 Buck St Gainesville, TX	3.0	2.0	1404	$1,600	$1.14	0d	1	0.95mi
702 S Taylor St Gainesville, TX	2.0	1.0	1120	$1,650	$1.47	0d	1	1.04mi
1506 Elizabeth St Gainesville, TX	2.0	1.0	1024	$1,500	$1.46	33d	1	1.09mi
1007 N Howeth St Gainesville, TX	3.0	2.0	1186	$1,595	$1.34	10d	1	1.16mi
1610 Elizabeth St Gainesville, TX	3.0	1.0	1100	$1,500	$1.36	184d	1	1.16mi
1331 Lanius St Gainesville, TX	3.0	2.0	1300	$1,850	$1.42	184d	1	1.28mi
1000 Bella Vista Dr Gainesville, TX	1.0	1.0	750	$1,057	$1.41	1d	1	1.33mi
1000 Bella Vista Dr Gainesville, TX	3.0	2.0	1150	$1,536	$1.34	184d	1	1.33mi
1000 Bella Vista Dr Gainesville, TX	2.0	2.0	960	$1,265	$1.32	0d	1	1.33mi
1000 Bella Vista Dr Gainesville, TX	2.0	2.0	960	$1,265	$1.32	44d	1	1.33mi
923 S Wine St Gainesville, TX	3.0	1.0	1216	$1,550	$1.27	184d	1	1.37mi
914 Locust St Gainesville, TX	3.0	2.0	1050	$1,549	$1.48	40d	1	1.43mi

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. 2026-09-25
   days on market $80,000 Active 155 DOM
2. 2026-09-24
   days on market $80,000 Active 154 DOM
3. 2026-09-23
   days on market $80,000 Active 153 DOM
4. 2026-09-20
   days on market $80,000 Active 150 DOM
5. 2026-09-18
   days on market $80,000 Active 148 DOM
6. 2026-09-17
   days on market $80,000 Active 147 DOM
7. 2026-09-16
   days on market $80,000 Active 146 DOM
8. 2026-09-15
   days on market $80,000 Active 145 DOM
9. 2026-09-14
   days on market $80,000 Active 144 DOM
10. 2026-09-13
    days on market $80,000 Active 143 DOM
11. 2026-09-12
    days on market $80,000 Active 142 DOM
12. 2026-09-11
    days on market $80,000 Active 141 DOM
13. 2026-09-05
    days on market $80,000 Active 135 DOM
14. 2026-09-04
    days on market $80,000 Active 134 DOM
15. 2026-09-03
    days on market $80,000 Active 133 DOM
16. 2026-09-02
    days on market $80,000 Active 132 DOM
17. 2026-08-30
    days on market $80,000 Active 129 DOM
18. 2026-08-29
    days on market $80,000 Active 128 DOM
19. 2026-08-28
    days on market $80,000 Active 127 DOM
20. 2026-08-27
    days on market $80,000 Active 126 DOM
21. 2026-08-26
    days on market $80,000 Active 125 DOM
22. 2026-08-25
    days on market $80,000 Active 124 DOM
23. 2026-08-24
    days on market $80,000 Active 123 DOM
24. 2026-08-23
    days on market $80,000 Active 122 DOM
25. 2026-08-22
    days on market $80,000 Active 121 DOM
26. 2026-08-21
    days on market $80,000 Active 120 DOM
27. 2026-08-20
    days on market $80,000 Active 119 DOM
28. 2026-08-19
    days on market $80,000 Active 118 DOM
29. 2026-08-18
    days on market $80,000 Active 117 DOM
30. 2026-08-17
    days on market $80,000 Active 116 DOM
31. 2026-08-16
    days on market $80,000 Active 115 DOM
32. 2026-08-15
    days on market $80,000 Active 114 DOM
33. 2026-08-14
    days on market $80,000 Active 113 DOM
34. 2026-08-13
    days on market $80,000 Active 112 DOM
35. 2026-08-12
    days on market $80,000 Active 111 DOM
36. 2026-08-11
    days on market $80,000 Active 110 DOM
37. 2026-08-10
    days on market $80,000 Active 109 DOM
38. 2026-08-09
    days on market $80,000 Active 108 DOM
39. 2026-08-08
    days on market $80,000 Active 107 DOM
40. 2026-08-07
    days on market $80,000 Active 106 DOM
41. 2026-08-06
    days on market $80,000 Active 105 DOM
42. 2026-08-05
    days on market $80,000 Active 104 DOM
43. 2026-08-04
    days on market $80,000 Active 103 DOM
44. 2026-08-03
    days on market $80,000 Active 102 DOM
45. 2026-07-31
    days on market $80,000 Active 99 DOM
46. 2026-07-29
    days on market $80,000 Active 97 DOM
47. 2026-07-27
    days on market $80,000 Active 95 DOM
48. 2026-07-25
    days on market $80,000 Active 93 DOM
49. 2026-07-24
    days on market $80,000 Active 92 DOM
50. 2026-07-23
    days on market $80,000 Active 91 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: $16,696
• − Mortgage interest: −$4,481
• − Property taxes: −$1,346
• − Insurance: −$400
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,327
• Taxable income: $5,471
• Est. tax owed @ 24.0%: −$1,313
• After-tax cash flow: $5,097/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 32/100

Zoned Schools

Elementary Edison El Middle Gainesville Int F TX #1,015/1,662 Nat'l #8,646/14,009 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%
• 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.