419 Godfrey St · Gladewater, TX 75647

$107,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 94 Days on market

Built 1999 8,712 sqft lot $155/sqft · 13% below area Est $124k · 13% under

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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 +28.8/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Investor opportunity in Gladewater! This 2 bedroom, 1 bath home offers a functional layout and manageable yard. Currently tenant occupied, providing immediate rental income potential for investors looking to expand their portfolio. Please do not disturb the tenant. Showings by appointment only.

Key facts

• 8,712 sq ft lot
• Built 1999
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $97k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $740 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 $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.27% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.46%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $123,536
• List price: $107,000
• Delta: -13.39%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,656
• Equity at exit: $15,954

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $34,551
• Equity at exit: $9,251

Cash invested: $29,960 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $361

Break-even live

Break-even rent $907

Max offer price $107,000

Occupancy floor 69%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $107,000 Active 94 DOM
2. 2026-06-18
   days on market $107,000 Active 93 DOM
3. 2026-06-17
   days on market $107,000 Active 92 DOM
4. 2026-06-16
   days on market $107,000 Active 91 DOM
5. 2026-06-15
   days on market $107,000 Active 90 DOM
6. 2026-06-14
   days on market $107,000 Active 88 DOM
7. 2026-06-13
   days on market $107,000 Active 87 DOM
8. 2026-06-10
   days on market $107,000 Active 85 DOM
9. 2026-06-09
   days on market $107,000 Active 84 DOM
10. 2026-06-08
    days on market $107,000 Active 83 DOM
11. 2026-06-07
    days on market $107,000 Active 82 DOM
12. 2026-06-03
    days on market $107,000 Active 78 DOM
13. 2026-06-02
    days on market $107,000 Active 77 DOM
14. 2026-06-01
    days on market $107,000 Active 76 DOM
15. 2026-05-31
    days on market $107,000 Active 75 DOM
16. 2026-05-30
    days on market $107,000 Active 74 DOM
17. 2026-03-17
    listed $107,000 Active 295-char remark

    Show marketing remark (295 chars)

    Investor opportunity in Gladewater! This 2 bedroom, 1 bath home offers a functional layout and manageable yard. Currently tenant occupied, providing immediate rental income potential for investors looking to expand their portfolio. Please do not disturb the tenant. Showings by appointment only.

18. 2023-03-29
    soldstatus
19. 2023-03-29
    soldstatus
20. 2023-03-29
    soldstatus
21. 2019-08-05
    soldstatus 218-char remark

    Show marketing remark (218 chars)

    Very nice 2 bedroom home with wood look vinyl plank flooring throughout. Partial privacy fenced back yard. Open kitchen/living. Well maintained home perfect for first time buyer and/or investor. Must see to appreciate!

22. 2019-07-15
    listed $48,500 218-char remark

    Show marketing remark (218 chars)

    Very nice 2 bedroom home with wood look vinyl plank flooring throughout. Partial privacy fenced back yard. Open kitchen/living. Well maintained home perfect for first time buyer and/or investor. Must see to appreciate!

23. 1988-07-01
    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: $1,325 · $110/mo
• Projected year-2 tax: $1,958 · $163/mo
• Expected delta: +$633/yr (+$53/mo · 47.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,361
• − Mortgage interest: −$5,994
• − Property taxes: −$1,325
• − Insurance: −$535
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,113
• Taxable income: $2,776
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,665/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

+120.6% since first listed

7 events — show timeline

• 2026-03-17 Listed $107,000 LAAR
• 2023-03-29 Sold (Public Records) — Public Records
• 2023-03-29 Sold (Public Records) — Public Records
• 2023-03-29 Sold (Public Records) — Public Records
• 2019-08-05 Sold (MLS) — LAAR
• 2019-07-15 Listed $48,500 LAAR
• 1988-07-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,325 · +17.0% YoY. Source: county tax records.