932 Moss St · Gainesville, TX 76240

$120,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 113 Days on market

Built 1950 7,501 sqft lot $98/sqft · 32% below area Est $177k · 32% under ↓ 20% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

Key facts

• Near schools
• Near major highways
• Spacious lot

Tags

• SPACIOUS LOT
• CONVENIENT LOCATION
• NEAR DOWNTOWN GAINESVILLE
• NEAR SCHOOLS
• NEAR MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $69 ($826/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.6% in Gainesville — 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 66/100 on livability (#602 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Gainesville ISD (rural): math 33% / reading 29% proficiency, ranked #606 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W E Chalmers El (math 28% / reading 24%, grade F, #2,954 of 4,322 statewide, top 69%, 716 students, 67% FRL); Gainesville J H (math 32% / reading 38%, grade F, #842 of 1,662 statewide, top 51%, 426 students, 71% FRL); Gainesville H S (math 42% / reading 22%, grade F, #1,044 of 1,632 statewide, top 66%, 863 students, 47% FRL).
• Market conditions: 461 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (median comp): $177,155
• List price: $120,000
• Delta: -32.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
932 Moss St	0.00mi	3/1.5	1,224 (0%)	1mo	$120,000	$98	97
1005 S Clements St	0.29mi	3/2.0	1,180 (-4%)	6mo	$180,000	$153	75
1220 S Clements St	0.31mi	3/2.0	1,256 (+3%)	8mo	$243,500	$194	75
809 S Wine St	0.45mi	3/2.0	1,288 (+5%)	4mo	$174,000	$135	68
1305 Anthony St	0.47mi	3/2.0	1,288 (+5%)	6mo	$199,000	$155	64
1200 S Wine St	0.39mi	3/1.0	1,146 (-6%)	4mo	$124,000	$108	64
1400 Lynwood St	0.47mi	3/1.5	1,297 (+6%)	12mo	$240,000	$185	57
909 Dover Cir	0.64mi	4/2.0 (+1)	1,242 (+2%)	11mo	$229,000	$184	53
1704 Harris St	0.64mi	2/1.0 (-1)	1,117 (-9%)	2mo	$220,000	$197	45
1209 E Garnett St	0.52mi	2/1.0 (-1)	1,058 (-14%)	11mo	$180,000	$170	35
907 S Dixon St S	0.54mi	2/1.0 (-1)	1,048 (-14%)	11mo	$194,000	$185	32
213 W Tennie St	0.70mi	2/1.0 (-1)	1,064 (-13%)	11mo	$200,000	$188	27

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-14,736
• Equity at exit: $17,892

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-5,872
• Equity at exit: $10,375

Cash invested: $33,600 (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 76240

• Active inventory: 461
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$629
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $69

Break-even live

Break-even rent $1,661

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $137	-5% $103	+0% $69	+5% $35	+10% $1
Rent	-10% $-69	-5% $0	+0% $69	+5% $138	+10% $207
Rate	-1.0pp $129	-0.5pp $99	base $69	+0.5pp $38	+1.0pp $6

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
923 S Wine St Gainesville, TX	3.0	1.0	1216	$1,550	$1.27	45d	1	0.42mi
1331 Lanius St Gainesville, TX	3.0	2.0	1300	$1,850	$1.42	45d	1	0.50mi
1010 E Main St Gainesville, TX	3.0	1.0	1263	$1,550	$1.23	45d	1	0.72mi
426 N Clements St Gainesville, TX	3.0	2.0	1408	$2,307	$1.64	45d	1	1.08mi
1610 Elizabeth St Gainesville, TX	3.0	1.0	1100	$1,500	$1.36	45d	1	1.41mi

Listing history 8 events

1. 2026-05-19
   historical Active Option Contract 637-char remark

   Show marketing remark (637 chars)

   Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

2. 2026-04-28
   status Active 637-char remark

   Show marketing remark (637 chars)

   Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

3. 2026-04-27
   historical 637-char remark

   Show marketing remark (637 chars)

   Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

4. 2026-04-15
   price $120,000 637-char remark

   Show marketing remark (637 chars)

   Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

5. 2026-03-07
   price $130,000 637-char remark

   Show marketing remark (637 chars)

   Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

6. 2026-02-02
   listed $150,000 Active 637-char remark

   Show marketing remark (637 chars)

   Investor Special – Sold As Is! Opportunity knocks at 932 Moss St, Gainesville, TX 76240! This property offers solid potential for investors, flippers, or anyone looking for their next project. Featuring a spacious lot and convenient location near downtown Gainesville, schools, and major highways, this home is ready for transformation. Whether you’re planning a full renovation, rental investment, or resale project, this is your chance to add value and bring new life to this property. Home to be sold as is – seller will make no repairs. Bring your vision, tools, and creativity—great upside potential awaits!

7. 2026-01-22
   historical
8. 2025-11-21
   listed $150,000 Active

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,976
• − Mortgage interest: −$6,722
• − Property taxes: −$2,474
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$3,491
• Taxable loss: −$786
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $1,015/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: Gainesville ISD
• NCES district ID: 4820220
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 29% ▼ -2.00%
• Median HH income: $41,772
• Composite: 26.27/100
• National rank: #7252
• State rank: #606 of 826 in TX

Livability — Gainesville

• Score: 66/100
• State rank: #602
• US rank: #11445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, TX
• County: Cooke County · 29,419 people
• City population: 29,419
• Metro: Gainesville, TX
• Population (ZIP): 29,419
• Household income: $71,502
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 660.0

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 1%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.63%
• Current HPI: 247.3822
• Rent YoY: —
• Metro: Gainesville, 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

-20.0% since first listed

8 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-27 Listing Removed — NTREIS
• 2026-04-15 Price Changed $120,000 NTREIS
• 2026-03-07 Price Changed $130,000 NTREIS
• 2026-02-02 Listed $150,000 NTREIS
• 2026-01-22 Listing Removed — NTREIS
• 2025-11-21 Listed $150,000 NTREIS

Property tax history

+6.7%/yr

Latest (2025): $2,474 · +10.4% YoY. Source: county tax records.