1301 Nelwyn Ave · Gladewater, TX 75647

$175,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 72 Days on market

Built 1968 10,759 sqft lot $116/sqft · 18% below area Est $212k · 18% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• 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

Affordable and adorable! This 3 bed, 2 bath, 1,505 sq ft home features beautiful hardwood-look luxury vinyl plank flooring throughout, an open-concept living and dining space, and a cozy kitchen with a charming serving window and counter. The oversized laundry room offers plenty of space for extra storage or a pantry. Enjoy a large backyard and covered back patio, perfect for relaxing or entertaining. A great blend of charm, space, and value!

Key facts

• Cozy kitchen
• Large backyard
• Serving window

Tags

• COZY KITCHEN
• SERVING WINDOW
• OVERSIZED LAUNDRY ROOM
• LARGE BACKYARD
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.2% 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-, amenities F, commute 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.
• Zoned schools: Gladewater Pri (367 students, 90% FRL); Gladewater Middle (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 400 students, 78% FRL); Gladewater H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 459 students, 73% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.11% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (median comp): $212,456
• List price: $175,000
• Delta: -17.63%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,654
• Equity at exit: $26,093

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,430
• Equity at exit: $15,131

Cash invested: $49,000 (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: 179
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$305 /mo · $3,655/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $245

Break-even live

Break-even rent $1,640

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $344	-5% $295	+0% $245	+5% $196	+10% $146
Rent	-10% $91	-5% $168	+0% $245	+5% $322	+10% $399
Rate	-1.0pp $333	-0.5pp $290	base $245	+0.5pp $200	+1.0pp $154

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Lyle St Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	15d	1	1.01mi
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	15d	1	1.12mi

Listing history 8 events

1. 2026-04-01
   price $175,000 446-char remark

   Show marketing remark (446 chars)

   Affordable and adorable! This 3 bed, 2 bath, 1,505 sq ft home features beautiful hardwood-look luxury vinyl plank flooring throughout, an open-concept living and dining space, and a cozy kitchen with a charming serving window and counter. The oversized laundry room offers plenty of space for extra storage or a pantry. Enjoy a large backyard and covered back patio, perfect for relaxing or entertaining. A great blend of charm, space, and value!

2. 2026-03-15
   listed $185,000 Active 446-char remark

   Show marketing remark (446 chars)

   Affordable and adorable! This 3 bed, 2 bath, 1,505 sq ft home features beautiful hardwood-look luxury vinyl plank flooring throughout, an open-concept living and dining space, and a cozy kitchen with a charming serving window and counter. The oversized laundry room offers plenty of space for extra storage or a pantry. Enjoy a large backyard and covered back patio, perfect for relaxing or entertaining. A great blend of charm, space, and value!

3. 2020-04-28
   soldstatus
4. 2020-04-28
   soldstatus
5. 2020-04-27
   soldstatus 354-char remark

   Show marketing remark (354 chars)

   Once you enter through the pretty teal front door, you'll notice the gleaming hardwood floors throughout the home! This one is PERFECT for a rental, flip, or a handy home buyer looking to add their own personal touch! This 3 bedroom, 2 bath house has a HUGE laundry room/pantry, nice fenced backyard and a 2 car garage. Hurry! Don't let this one slip by!

6. 2020-02-27
   listed $120,000 354-char remark

   Show marketing remark (354 chars)

   Once you enter through the pretty teal front door, you'll notice the gleaming hardwood floors throughout the home! This one is PERFECT for a rental, flip, or a handy home buyer looking to add their own personal touch! This 3 bedroom, 2 bath house has a HUGE laundry room/pantry, nice fenced backyard and a 2 car garage. Hurry! Don't let this one slip by!

7. 2010-12-01
   soldstatus
8. 2010-06-29
   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: $3,655 · $305/mo
• Projected year-2 tax: $3,655 · $305/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: $23,400
• − Mortgage interest: −$9,803
• − Property taxes: −$3,655
• − Insurance: −$875
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,091
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,888/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

+45.8% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $175,000 LAAR
• 2026-03-15 Listed $185,000 LAAR
• 2020-04-28 Sold (Public Records) — Public Records
• 2020-04-28 Sold (Public Records) — Public Records
• 2020-04-27 Sold (MLS) — LAAR
• 2020-02-27 Listed $120,000 LAAR
• 2010-12-01 Sold (Public Records) — Public Records
• 2010-06-29 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,655 · +6.0% YoY. Source: county tax records.