207 Lafayette · Gladewater, TX 75647

$188,000

3 bd · 2.0 ba · 2,111 sqft · SingleFamily public records · 119 Days on market

Built 1945 0.30 ac lot $89/sqft · 25% below area Est $250k · 25% under

---

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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Red Brick Home in Gladewater - Warm, Welcoming & Priced Right! This adorable red brick home offers comfort, character, and value on a spacious lit. Featuring 3 bedrooms, 1 bath, and a 2-car garage, this property is perfect for anyone looking for a cozy home with extra flexibility. Inside, you’ll find a warm and inviting atmosphere with a bonus living space that can easily serve as a second living area, home office, playroom, or even a potential fourth bedroom. The kitchen features charming open shelving upper cabinets, adding personality and a modern farmhouse touch. Step outside to enjoy the generous yard space — ideal for gardening, pets, entertaining, or simply relaxing. 3 Bedrooms | 1 Bath 2-Car Garage Bonus Living / Multi-Use Room Open Shelving Kitchen Accents Spacious 0.3 Acre Lot Warm & Inviting Feel Cute, comfortable, and priced to sell at just $189,000 - this Gladewater gem is ready to welcome you home!

Key facts

• Spacious lot
• Bonus living room
• Generous yard space

Tags

• BONUS LIVING ROOM
• OPEN SHELVING KITCHEN
• GENEROUS YARD SPACE
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $74 ($885/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 $183k (2.7% below list).
• Recommended offer: $171k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.0% in Gladewater — 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 64/100 on livability (#805 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, schools D+, amenities F.
• Gladewater ISD (suburban): math 29% / reading 34% proficiency, ranked #594 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 178 active listings in the ZIP; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
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: 0.97% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (median comp): $249,968
• List price: $188,000
• Delta: -24.79%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Briarwood Dr	0.26mi	3/2.0	1,916 (-9%)	2mo	$249,900	$130	71
593 Briarwood Dr	0.26mi	3/2.0	1,917 (-9%)	8mo	$289,900	$151	66
804 Willow	0.12mi	4/2.5 (+1)	2,370 (+12%)	19mo	$259,000	$109	51

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-25,696
• Equity at exit: $28,031

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-16,037
• Equity at exit: $16,255

Cash invested: $52,640 (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 75647

• Home prices YoY: -8.2%
• Active inventory: 178
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$307 /mo · $3,681/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $74

Break-even live

Break-even rent $1,735

Max offer price $188,000

Occupancy floor 91%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $188,000 Active 119 DOM
2. 2026-06-18
   days on market $188,000 Active 118 DOM
3. 2026-06-17
   days on market $188,000 Active 117 DOM
4. 2026-06-16
   days on market $188,000 Active 116 DOM
5. 2026-06-15
   days on market $188,000 Active 115 DOM
6. 2026-06-14
   days on market $188,000 Active 113 DOM
7. 2026-06-13
   days on market $188,000 Active 112 DOM
8. 2026-06-10
   days on market $188,000 Active 110 DOM
9. 2026-06-09
   days on market $188,000 Active 109 DOM
10. 2026-06-08
    days on market $188,000 Active 108 DOM
11. 2026-06-07
    days on market $188,000 Active 107 DOM
12. 2026-06-03
    days on market $188,000 Active 103 DOM
13. 2026-06-02
    days on market $188,000 Active 102 DOM
14. 2026-06-01
    days on market $188,000 Active 101 DOM
15. 2026-05-31
    days on market $188,000 Active 100 DOM
16. 2026-05-30
    days on market $188,000 Active 99 DOM
17. 2026-02-20
    listed $189,000 Active 960-char remark

    Show marketing remark (960 chars)

    Charming Red Brick Home in Gladewater - Warm, Welcoming & Priced Right! This adorable red brick home offers comfort, character, and value on a spacious lit. Featuring 3 bedrooms, 1 bath, and a 2-car garage, this property is perfect for anyone looking for a cozy home with extra flexibility. Inside, you’ll find a warm and inviting atmosphere with a bonus living space that can easily serve as a second living area, home office, playroom, or even a potential fourth bedroom. The kitchen features charming open shelving upper cabinets, adding personality and a modern farmhouse touch. Step outside to enjoy the generous yard space — ideal for gardening, pets, entertaining, or simply relaxing. 3 Bedrooms | 1 Bath 2-Car Garage Bonus Living / Multi-Use Room Open Shelving Kitchen Accents Spacious 0.3 Acre Lot Warm & Inviting Feel Cute, comfortable, and priced to sell at just $189,000 - this Gladewater gem is ready to welcome you home!

18. 2021-11-29
    soldstatus
19. 2021-11-24
    soldstatus 252-char remark

    Show marketing remark (252 chars)

    This 3 bedroom 2 bath home in a established neighborhood in Gladewater, TX has new flooring in bedrooms, original hardwoods in living and a Brick style tile in family room/bonus space. This home does need some love, but the final potential is amazing.

20. 2021-09-28
    listed $129,000 252-char remark

    Show marketing remark (252 chars)

    This 3 bedroom 2 bath home in a established neighborhood in Gladewater, TX has new flooring in bedrooms, original hardwoods in living and a Brick style tile in family room/bonus space. This home does need some love, but the final potential is amazing.

21. 2020-11-03
    soldstatus
22. 2020-10-30
    soldstatus
23. 2020-08-13
    listed $85,000
24. 1987-04-01
    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: $3,681 · $307/mo
• Projected year-2 tax: $3,681 · $307/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,945
• − Mortgage interest: −$10,531
• − Property taxes: −$3,681
• − Insurance: −$940
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$5,469
• Taxable loss: −$2,187
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,410/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: Gladewater ISD
• NCES district ID: 4820760
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $41,485
• Composite: 26.62/100
• National rank: #7177
• State rank: #594 of 826 in TX

Livability — Gladewater

• Score: 64/100
• State rank: #805
• US rank: #14670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladewater, TX
• Population (ZIP): 13,457

Population outlook (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.12%
• Current HPI: 303.1316
• 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

Price history

+122.4% since first listed

8 events — show timeline

• 2026-02-20 Listed $189,000 LAAR
• 2021-11-29 Sold (Public Records) — Public Records
• 2021-11-24 Sold (MLS) — LAAR
• 2021-09-28 Listed $129,000 LAAR
• 2020-11-03 Sold (Public Records) — Public Records
• 2020-10-30 Sold (MLS) — LAAR
• 2020-08-13 Listed $85,000 LAAR
• 1987-04-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,681 · -0.8% YoY. Source: county tax records.