2501 Lowrey Dr · Gatesville, TX 76528

$118,900

3 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 18 Days on market

Built 1984 0.82 ac lot Est $230k · 48% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +7.1/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER FINANCING AVAIALBE FOR UP TO 24MONTHS. 12% INTEREST 10% DOWN. INTEREST ONLY FOR TWO YEARS. This is a fixer upper sitting on . 82 acres with only half mile from Gatesville High School.

Key facts

• 0.82 acre lot
• 2 parking spots
• Built 1984

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Attached carport; 2-car carport
• Utilities: Electricity available; Public water; Public sewer; Public trash collection
• Home design: Single-story; Resale property
• Construction: Built (year per assessor); Brick and masonry construction with wood siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Storage; Chain link fencing; Partially wooded yard; Corner lot; City lot; Mature trees; Half- to one-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating details available in remarks
• Interior features: Ceiling fan(s); Additional interior features listed in remarks
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.9% in Gatesville — 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 (#702 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Gatesville ISD (town): math 38% / reading 42% proficiency, ranked #409 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,116 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $230,472
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Lowrey Dr	0.18mi	3/2.0	1,858 (+6%)	8mo	$245,000	$132	74
120 N 29th St	0.46mi	3/2.0	1,624 (-7%)	2mo	$227,000	$140	66
2502 Powell Dr	0.14mi	4/2.0 (+1)	2,003 (+15%)	2mo	$240,000	$120	63
118 N 30th St	0.53mi	3/3.0	1,921 (+10%)	7mo	$197,000	$103	49

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,144
• Equity at exit: $17,728

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,797
• Equity at exit: $10,280

Cash invested: $33,292 (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 76528

• Home prices YoY: -24.2%
• Active inventory: 222
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$624
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $205

Break-even live

Break-even rent $1,180

Max offer price $118,900

Occupancy floor 81%

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Old Osage Rd Unit 410 Gatesville, TX	2.0	2.0	1218	$763	$0.63	14d	1	0.76mi
3506 Canyon Xing Gatesville, TX	3.0	2.0	1400	$1,595	$1.14	14d	1	0.92mi
204 S 34th St Apt B Gatesville, TX	3.0	2.0	1294	$1,300	$1.00	44d	1	0.93mi
204 S 34th St Apt A Gatesville, TX	3.0	2.0	1294	$1,300	$1.00	21d	1	0.93mi
114 Oak Lane Dr Gatesville, TX	3.0	2.0	1170	$1,550	$1.32	14d	1	0.94mi
1315 Greens Private Dr Gatesville, TX	3.0	2.0	1600	$1,350	$0.84	14d	1	1.45mi
213 Stillhouse Rd Gatesville, TX	3.0	2.0	1750	$1,380	$0.79	14d	1	1.49mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $118,900 Pending 18 DOM
2. 2026-06-15
   days on market $118,900 Active Under Contract 17 DOM
3. 2026-06-14
   days on market $118,900 Active Under Contract 15 DOM
4. 2026-06-13
   statusdays on market $118,900 Active Under Contract 14 DOM
5. 2026-06-10
   days on market $118,900 Active 12 DOM
6. 2026-06-09
   days on market $118,900 Active 11 DOM
7. 2026-06-08
   days on market $118,900 Active 10 DOM
8. 2026-06-07
   days on market $118,900 Active 9 DOM
9. 2026-06-05
   days on market $118,900 Active 6 DOM
10. 2026-06-03
    days on market $118,900 Active 5 DOM
11. 2026-06-02
    days on market $118,900 Active 4 DOM
12. 2026-06-01
    days on market $118,900 Active 3 DOM
13. 2026-05-31
    days on market $118,900 Active 2 DOM
14. 2026-05-29
    listed $118,900 Active
15. 2025-04-01
    soldstatus $84,901

ⓘ 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,271
• − Mortgage interest: −$6,660
• − Property taxes: −$3,112
• − Insurance: −$594
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,459
• Taxable income: $682
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,292/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: Gatesville ISD
• NCES district ID: 4820500
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,114
• Composite: 34.21/100
• National rank: #5264
• State rank: #409 of 826 in TX

Livability — Gatesville

• Score: 65/100
• State rank: #702
• US rank: #13121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gatesville, TX
• County: Coryell County · 61,053 people
• City population: 18,935
• Metro: Killeen-Temple, TX
• Population (ZIP): 18,935
• Household income: $70,558
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 243.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 15% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 206.6876
• Rent YoY: —
• Metro: Killeen-Temple, TX
• 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

+40.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $118,900 CTXMLS
• 2025-04-01 Sold (Public Records) $84,901 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,112 · +1.5% YoY. Source: county tax records.