125 South Gate Gardens St · Iowa Park, TX 76367

$249,900

4 bd · 3.0 ba · 2,111 sqft · SingleFamily public records · 190 Days on market

Built 1950 $118/sqft · 48% below area Est $485k · 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

4.77 acres in Iowa Park ISD! 4BR, 2.5BA farmhouse with over 2,000 sq ft plus a 750 sq ft garage/workshop. Spacious living room w/ wood-burning fireplace, kitchen w/ newer dishwasher, gas stove, and built-in microwave. Isolated primary bedroom, large utility area, covered patio, and gunite pool (not operational). Rambling layout from additions over the years. Great potential with room for livestock. Sold as-is and needs TLC.

Key facts

• Iowa park isd
• Newer dishwasher
• Farmhouse

Tags

• 4.77 ACRES
• IOWA PARK ISD
• FARMHOUSE
• WOOD-BURNING FIREPLACE
• NEWER DISHWASHER
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.9% below list).
• Recommended offer: $190k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#272 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Iowa Park CISD (town): math 57% / reading 49% proficiency, ranked #129 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Wichita County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,068 (23.9% 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 190 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $485,000
• List price: $249,900
• Delta: -48.47%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $118,874
• Equity at exit: $225,130

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $363,771
• Equity at exit: $485,501

Cash invested: $69,972 (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 76367

• Home prices YoY: 6.7%
• Active inventory: 63
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$358 /mo · $4,300/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-271

Break-even live

Break-even rent $2,244

Max offer price $201,959

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-201	+0% $-271	+5% $-342	+10% $-413
Rent	-10% $-422	-5% $-346	+0% $-271	+5% $-196	+10% $-121
Rate	-1.0pp $-146	-0.5pp $-208	base $-271	+0.5pp $-336	+1.0pp $-402

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $249,900 Active 190 DOM
2. 2026-06-18
   days on market $249,900 Active 189 DOM
3. 2026-06-17
   days on market $249,900 Active 188 DOM
4. 2026-06-16
   days on market $249,900 Active 187 DOM
5. 2026-06-15
   days on market $249,900 Active 186 DOM
6. 2026-06-14
   days on market $249,900 Active 184 DOM
7. 2026-06-13
   days on market $249,900 Active 183 DOM
8. 2026-06-10
   days on market $249,900 Active 181 DOM
9. 2026-06-09
   days on market $249,900 Active 180 DOM
10. 2026-06-08
    days on market $249,900 Active 179 DOM
11. 2026-06-07
    days on market $249,900 Active 178 DOM
12. 2026-06-03
    days on market $249,900 Active 174 DOM
13. 2026-06-02
    days on market $249,900 Active 173 DOM
14. 2026-06-01
    days on market $249,900 Active 172 DOM
15. 2026-05-31
    days on market $249,900 Active 171 DOM
16. 2026-05-30
    days on market $249,900 Active 170 DOM
17. 2026-04-17
    price $249,900 427-char remark

    Show marketing remark (427 chars)

    4.77 acres in Iowa Park ISD! 4BR, 2.5BA farmhouse with over 2,000 sq ft plus a 750 sq ft garage/workshop. Spacious living room w/ wood-burning fireplace, kitchen w/ newer dishwasher, gas stove, and built-in microwave. Isolated primary bedroom, large utility area, covered patio, and gunite pool (not operational). Rambling layout from additions over the years. Great potential with room for livestock. Sold as-is and needs TLC.

18. 2026-03-03
    price $279,900 427-char remark

    Show marketing remark (427 chars)

    4.77 acres in Iowa Park ISD! 4BR, 2.5BA farmhouse with over 2,000 sq ft plus a 750 sq ft garage/workshop. Spacious living room w/ wood-burning fireplace, kitchen w/ newer dishwasher, gas stove, and built-in microwave. Isolated primary bedroom, large utility area, covered patio, and gunite pool (not operational). Rambling layout from additions over the years. Great potential with room for livestock. Sold as-is and needs TLC.

19. 2026-01-13
    price $284,900 427-char remark

    Show marketing remark (427 chars)

    4.77 acres in Iowa Park ISD! 4BR, 2.5BA farmhouse with over 2,000 sq ft plus a 750 sq ft garage/workshop. Spacious living room w/ wood-burning fireplace, kitchen w/ newer dishwasher, gas stove, and built-in microwave. Isolated primary bedroom, large utility area, covered patio, and gunite pool (not operational). Rambling layout from additions over the years. Great potential with room for livestock. Sold as-is and needs TLC.

20. 2025-12-10
    listed $289,900 Active 427-char remark

    Show marketing remark (427 chars)

    4.77 acres in Iowa Park ISD! 4BR, 2.5BA farmhouse with over 2,000 sq ft plus a 750 sq ft garage/workshop. Spacious living room w/ wood-burning fireplace, kitchen w/ newer dishwasher, gas stove, and built-in microwave. Isolated primary bedroom, large utility area, covered patio, and gunite pool (not operational). Rambling layout from additions over the years. Great potential with room for livestock. Sold as-is and needs TLC.

21. 2017-11-02
    soldstatus 492-char remark

    Show marketing remark (492 chars)

    Looking for Space outside of the City Limits? Bring your horses and livestock to this 4 bedroom, 2.5 bath home w/ over 2,000 sq. ft. on 4.77 acres w/ 750 sq ft. garage/workshop. Large living room w/ wood burning fireplace. Convenient kitchen w/ pass through window to dining room. Isolated Master bedroom w/ private bathroom. Outside you have a large covered patio & recently installed gunnite pool. Seller will consider an allowance for master bedroom floor repair w/ acceptable offer.

22. 2017-11-02
    soldstatus

    Show marketing remark (492 chars)

    Looking for Space outside of the City Limits? Bring your horses and livestock to this 4 bedroom, 2.5 bath home w/ over 2,000 sq. ft. on 4.77 acres w/ 750 sq ft. garage/workshop. Large living room w/ wood burning fireplace. Convenient kitchen w/ pass through window to dining room. Isolated Master bedroom w/ private bathroom. Outside you have a large covered patio & recently installed gunnite pool. Seller will consider an allowance for master bedroom floor repair w/ acceptable offer.

23. 2017-08-21
    listed $149,900 492-char remark

    Show marketing remark (492 chars)

    Looking for Space outside of the City Limits? Bring your horses and livestock to this 4 bedroom, 2.5 bath home w/ over 2,000 sq. ft. on 4.77 acres w/ 750 sq ft. garage/workshop. Large living room w/ wood burning fireplace. Convenient kitchen w/ pass through window to dining room. Isolated Master bedroom w/ private bathroom. Outside you have a large covered patio & recently installed gunnite pool. Seller will consider an allowance for master bedroom floor repair w/ acceptable offer.

24. 2011-08-29
    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: $4,300 · $358/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$274/yr (+$23/mo · 6.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $22,808
• − Mortgage interest: −$13,998
• − Property taxes: −$4,300
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$7,270
• Taxable loss: −$7,658
• Est. tax savings @ 24.0%: +$1,838
• After-tax cash flow: $-1,419/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: Iowa Park CISD
• NCES district ID: 4824260
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $52,689
• Composite: 45.57/100
• National rank: #2597
• State rank: #129 of 826 in TX

Livability — Iowa Park

• Score: 72/100
• State rank: #272
• US rank: #6350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,013
• Population (ZIP): 14,013

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Black 10% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.29%
• Current HPI: 387.78
• 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

+66.7% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $249,900 WFAOR
• 2026-03-03 Price Changed $279,900 WFAOR
• 2026-01-13 Price Changed $284,900 WFAOR
• 2025-12-10 Listed $289,900 WFAOR
• 2017-11-02 Sold (Public Records) — Public Records
• 2017-11-02 Sold (MLS) — WFAOR
• 2017-08-21 Listed $149,900 WFAOR
• 2011-08-29 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,300 · +5.7% YoY. Source: county tax records.