215 Hull St · Gladewater, TX 75647

$199,900

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 20 Days on market

Built 2024 Good condition 5,663 sqft lot

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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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 4/2 with laminate flooring, central a/c, near all the schools and miles from the lake! And it is priced right at $135,000! It is in the process of being built at the moment. It won't last long!

Key facts

• Privacy fenced yard
• Updated fixtures
• 5,663 sq ft lot

Tags

• PRIVACY FENCED YARD
• OPEN CONCEPT FLOOR PLAN
• DURABLE VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• UPDATED FIXTURES
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached concrete garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential single family home
• Construction: Composition roof; Home warranty included
• Exterior features: Screened porch; Wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Electric oven
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Electric oven; Electric water heater; Vinyl flooring; 9 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.5% below list).
• Recommended offer: $195k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.0% 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-, schools D+, amenities 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.
• Market conditions: 178 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $195,000 (2.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.98% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-21,065
• Equity at exit: $29,806

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,707
• Equity at exit: $17,284

Cash invested: $55,972 (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 75647

• Home prices YoY: -8.2%
• Active inventory: 178
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $178

Break-even live

Break-even rent $1,725

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• 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	13d	1	0.12mi
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	13d	1	0.23mi

Listing history 16 events

1. 2026-06-19
   days on market $199,900 Active 20 DOM
2. 2026-06-18
   days on market $199,900 Active 19 DOM
3. 2026-06-17
   days on market $199,900 Active 18 DOM
4. 2026-06-16
   days on market $199,900 Active 17 DOM
5. 2026-06-15
   days on market $199,900 Active 16 DOM
6. 2026-06-14
   days on market $199,900 Active 14 DOM
7. 2026-06-13
   days on market $199,900 Active 13 DOM
8. 2026-06-10
   days on market $199,900 Active 11 DOM
9. 2026-06-09
   days on market $199,900 Active 10 DOM
10. 2026-06-08
    days on market $199,900 Active 9 DOM
11. 2026-06-07
    days on market $199,900 Active 8 DOM
12. 2026-06-03
    days on market $199,900 Active 4 DOM
13. 2026-06-02
    days on market $199,900 Active 3 DOM
14. 2026-06-01
    days on market $199,900 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $199,900 Active 1 DOM

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$882/yr (+$74/mo · 31.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$11,198
• − Property taxes: −$2,776
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,815
• Taxable loss: −$1,132
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $2,403/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

Good 80/100 Cosmetic rehab

This nearly new 4-bedroom, 2-bathroom home offers modern finishes and efficient living space. It is in good condition with minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor enjoyment
• Both painting — refreshes interior and exterior
• Both upgrading appliances — improves functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor enjoyment ↑
• Both painting — refreshes interior and exterior ↑
• Both upgrading appliances — improves functionality and appeal ↑

ⓘ 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: 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

+48.1% since first listed

5 events — show timeline

• 2026-05-29 Listed $199,900 LAAR
• 2023-10-26 Sold (Public Records) — Public Records
• 2023-10-26 Sold (MLS) — LAAR
• 2023-09-02 Pending — LAAR
• 2023-08-29 Listed $135,000 LAAR

Property tax history

-2.1%/yr

Latest (2025): $2,776 · -2.1% YoY. Source: county tax records.