14394 Us Highway 90a W · Gonzales, TX 78629

$180,000

3 bd · 2.0 ba · 2,520 sqft · SingleFamily · 211 Days on market

Built 1930 Poor condition 0.53 ac lot $71/sqft · 27% below area Est $246k · 27% under ↓ 40% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this captivating historic gem, one of the oldest homes in Gonzales County. Originally a stage stop from the 1840s, this property boasts 3 spacious bedrooms and 2 baths, offering a glimpse into the past with its handmade interior and exterior walls. The home, built in the 1800s, features a sunroom that bathes the space in natural light through its large windows, highlighting the original grandeur waiting to be restored. A metal roof ensures durability, while several fireplaces add to the charm and warmth of the home. Nestled on half an acre, the property is graced by a majestic oak tree in the front yard, complementing the area’s rich horse-breeding history and inviting you to restore and preserve a piece of local heritage.

Key facts

• Handmade interior
• Metal roof
• Fireplaces

Tags

• HANDMADE INTERIOR
• SUNROOM
• METAL ROOF
• FIREPLACES
• MAJESTIC OAK TREE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.8% below list).
• Recommended offer: $143k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.2% in Gonzales — 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 65/100 on livability (#720 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Gonzales ISD (town): math 33% / reading 35% proficiency, ranked #540 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 120 active listings in the ZIP; 11 units permitted in Gonzales 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 $5k of value loss. Plan a longer hold.
• Gonzales County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $119k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,528 (20.8% 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. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $245,581
• List price: $180,000
• Delta: -26.70%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-36,660
• Equity at exit: $26,839

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-41,510
• Equity at exit: $15,563

Cash invested: $50,400 (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 78629

• Home prices YoY: -24.3%
• Active inventory: 120
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-118

Break-even live

Break-even rent $1,575

Max offer price $162,930

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $180,000 Active 211 DOM
2. 2026-06-17
   days on market $180,000 Active 210 DOM
3. 2026-06-16
   days on market $180,000 Active 209 DOM
4. 2026-06-15
   days on market $180,000 Active 208 DOM
5. 2026-06-13
   days on market $180,000 Active 206 DOM
6. 2026-06-12
   days on market $180,000 Active 205 DOM
7. 2026-06-09
   days on market $180,000 Active 202 DOM
8. 2026-06-08
   days on market $180,000 Active 201 DOM
9. 2026-06-08
   days on market $180,000 Active 200 DOM
10. 2026-06-03
    days on market $180,000 Active 196 DOM
11. 2026-06-02
    days on market $180,000 Active 195 DOM
12. 2026-06-01
    days on market $180,000 Active 194 DOM
13. 2026-05-31
    days on market $180,000 Active 193 DOM
14. 2026-03-27
    price $180,000 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this captivating historic gem, one of the oldest homes in Gonzales County. Originally a stage stop from the 1840s, this property boasts 3 spacious bedrooms and 2 baths, offering a glimpse into the past with its handmade interior and exterior walls. The home, built in the 1800s, features a sunroom that bathes the space in natural light through its large windows, highlighting the original grandeur waiting to be restored. A metal roof ensures durability, while several fireplaces add to the charm and warmth of the home. Nestled on half an acre, the property is graced by a majestic oak tree in the front yard, complementing the area’s rich horse-breeding history and inviting you to restore and preserve a piece of local heritage.

15. 2026-03-27
    price $180,000 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this captivating historic gem, one of the oldest homes in Gonzales County. Originally a stage stop from the 1840s, this property boasts 3 spacious bedrooms and 2 baths, offering a glimpse into the past with its handmade interior and exterior walls. The home, built in the 1800s, features a sunroom that bathes the space in natural light through its large windows, highlighting the original grandeur waiting to be restored. A metal roof ensures durability, while several fireplaces add to the charm and warmth of the home. Nestled on half an acre, the property is graced by a majestic oak tree in the front yard, complementing the area’s rich horse-breeding history and inviting you to restore and preserve a piece of local heritage.

16. 2025-11-19
    listed $299,000 Active 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this captivating historic gem, one of the oldest homes in Gonzales County. Originally a stage stop from the 1840s, this property boasts 3 spacious bedrooms and 2 baths, offering a glimpse into the past with its handmade interior and exterior walls. The home, built in the 1800s, features a sunroom that bathes the space in natural light through its large windows, highlighting the original grandeur waiting to be restored. A metal roof ensures durability, while several fireplaces add to the charm and warmth of the home. Nestled on half an acre, the property is graced by a majestic oak tree in the front yard, complementing the area’s rich horse-breeding history and inviting you to restore and preserve a piece of local heritage.

17. 2025-11-19
    listed $299,000 Active 761-char remark

    Show marketing remark (761 chars)

    Step back in time with this captivating historic gem, one of the oldest homes in Gonzales County. Originally a stage stop from the 1840s, this property boasts 3 spacious bedrooms and 2 baths, offering a glimpse into the past with its handmade interior and exterior walls. The home, built in the 1800s, features a sunroom that bathes the space in natural light through its large windows, highlighting the original grandeur waiting to be restored. A metal roof ensures durability, while several fireplaces add to the charm and warmth of the home. Nestled on half an acre, the property is graced by a majestic oak tree in the front yard, complementing the area’s rich horse-breeding history and inviting you to restore and preserve a piece of local heritage.

ⓘ 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: $17,103
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$5,236
• Taxable loss: −$4,552
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $-323/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 · 12 photos

Poor 20/100 Extensive rehab

This historic home requires extensive repairs and updates to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major windows — Missing or broken
• Major roof — Rusty metal roof
• Major flooring — Worn-out and damaged
• Major interior walls — Peeling paint and damaged
• Major bathrooms — Dirty and cluttered
• Major kitchen — Cluttered and outdated appliances

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace windows — Improves natural light and energy efficiency
• Resale Repair roof — Ensures durability and longevity
• Resale Replace flooring — Improves aesthetics and comfort
• Resale Paint interior walls — Enhances interior aesthetics
• Resale Clean bathrooms — Improves hygiene and cleanliness
• Resale Replace kitchen appliances — Modernizes the space and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
windows · Missing or broken	Major	$15,000–50,000
roof · Rusty metal roof	Major	$15,000–50,000
flooring · Worn-out and damaged	Major	$15,000–50,000
interior walls · Peeling paint and damaged	Major	$15,000–50,000
bathrooms · Dirty and cluttered	Major	$15,000–50,000
kitchen · Cluttered and outdated appliances	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace windows — Improves natural light and energy efficiency ↑
• Resale Repair roof — Ensures durability and longevity ↑
• Resale Replace flooring — Improves aesthetics and comfort ↑
• Resale Paint interior walls — Enhances interior aesthetics ↑
• Resale Clean bathrooms — Improves hygiene and cleanliness ↑
• Resale Replace kitchen appliances — Modernizes the space and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gonzales ISD
• NCES district ID: 4821060
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $44,230
• Composite: 28.97/100
• National rank: #6626
• State rank: #540 of 826 in TX

Livability — Gonzales

• Score: 65/100
• State rank: #720
• US rank: #13452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,380
• Population (ZIP): 12,380

Population outlook (Gonzales County) Hauer SSP2

• Today (2025): 22,246 people
• By 2030: 23,060 · +3.7%
• By 2040: 24,661 · +10.9%
• By 2050: 26,046 · +17.1%
• By 2075: 29,289 · +31.7%
• By 2100: 30,112 · +35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 52% White 39% Two or more races 20% Black 7%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 26%

Political lean MEDSL · Gonzales

• 2024 margin: Solid R (+54.8) · D 22.3% · R 77.1%
• 2008→2024 swing: -24.5pp toward R · 2008: -30.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+48.1 2016: R+47.8 2012: R+40.4 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.37%
• Current HPI: 178.7752
• 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

-39.8% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $180,000 HARMLS
• 2026-03-27 Price Changed $180,000 CTXMLS
• 2025-11-19 Listed $299,000 CTXMLS
• 2025-11-19 Listed $299,000 HARMLS