900 Gordon Ave · Albany, TX 76430

$155,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 1 Days on market

Built 1931 8,625 sqft lot Est $155k · at est.

---

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 +7.4/15.0
• Appreciation +5.4/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

IN 2022: NEW ROOF, NEW SIDING, ALL WINDOWS REPLACED, NEW FRONT PORCH, NEW BACK YARD FENCE, NEW FRONT SIDEWALK, HOUSE LEVELED, NEW FLOORS AND CABINETS, NEW TANKLESS WATER HEATER.

Key facts

• 8,625 sq ft lot
• 2 parking spots
• Built 1931

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-75 ($-899/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (18.6% below list).
• Recommended offer: $126k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#361 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, health & safety D+, amenities D.
• Albany ISD (rural): math 38% / reading 43% proficiency, ranked #398 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.7% local appreciation)).
• Shackelford County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,106 (18.6% 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. Built in 1931 — 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 D-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. 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?
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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $154,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Matthews	0.13mi	3/2.0	1,212 (-6%)	5mo	$200,000	$165	80
808 Matthews Ave	0.08mi	3/2.0	1,364 (+6%)	13mo	$155,000	$114	76
540 N 8th St	0.06mi	3/1.0	1,200 (-7%)	10mo	$35,000	$29	73
741 N 2nd St	0.38mi	3/2.0	1,386 (+7%)	2mo	$245,000	$177	68
201 Breckenridge St	0.58mi	3/1.0	1,332 (+3%)	10mo	$135,000	$101	55
57 S Pecan St	0.61mi	2/1.5 (-1)	1,374 (+6%)	2mo	$175,000	$127	53
357 Greer St	0.43mi	2/2.0 (-1)	1,128 (-13%)	11mo	$180,000	$160	45
632 E US Highway 180 E	0.63mi	3/2.0	1,125 (-13%)	12mo	$135,000	$120	39
122 Hill St	0.34mi	2/1.0 (-1)	1,472 (+14%)	23mo	$62,000	$42	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.91×
• Total profit: $-3,985
• Equity at exit: $50,648

10-year hold

• IRR: 3.3%
• Equity multiple: 1.39×
• Total profit: $16,977
• Equity at exit: $65,588

Cash invested: $43,400 (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 →

ZIP-level market 76430

• Home prices YoY: 0.6%
• Active inventory: 17
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-75

Break-even live

Break-even rent $1,356

Max offer price $144,157

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-21	+0% $-75	+5% $-128	+10% $-182
Rent	-10% $-175	-5% $-125	+0% $-75	+5% $-25	+10% $25
Rate	-1.0pp $3	-0.5pp $-36	base $-75	+0.5pp $-115	+1.0pp $-156

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 177-char remark
2. 2026-06-19
   listed $155,000 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: $15,133
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,509
• Taxable loss: −$3,580
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $-40/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: Albany ISD
• NCES district ID: 4807680
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $46,835
• Composite: 34.59/100
• National rank: #5159
• State rank: #398 of 826 in TX

Livability — Albany

• Score: 70/100
• State rank: #361
• US rank: #7764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albany, TX
• Population (ZIP): 2,383

Population outlook (Shackelford County) Hauer SSP2

• Today (2025): 3,413 people
• By 2030: 3,467 · +1.6%
• By 2040: 3,543 · +3.8%
• By 2050: 3,610 · +5.8%
• By 2075: 3,872 · +13.4%
• By 2100: 3,822 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 16% Two or more races 7%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Shackelford

• 2024 margin: Solid R (+82.2) · D 8.4% · R 90.6%
• 2008→2024 swing: -10.7pp toward R · 2008: -71.5pp · 2024: -82.2pp
• All cycles: 2024: R+82.2 2020: R+83.2 2016: R+84.9 2012: R+79.8 2008: R+71.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.72%
• Current HPI: 113.1423
• 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