5503 US Hwy 271 N · Gilmer, TX 75645

$175,000

3 bd · 2.0 ba · 2,301 sqft · SingleFamily public records · 166 Days on market

Built 1954 Fair condition 0.95 ac lot $76/sqft · 53% below area

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Ready for a project? This little farmhouse on 1 acre has all the markings of a cozy country home. With its vintage character and prime location near the highway. It's ideal for someone who values both convenience and satisfaction of bringing new lights to an old place.

Key facts

• 0.95 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-68 ($-819/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.1% below list).
• Recommended offer: $147k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% in Gilmer — 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 57/100 on livability (#1,257 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Union Hill ISD (rural): math 35% / reading 40% proficiency, ranked #814 of 1,141 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sharon A Richardson El (math 24% / reading 44%, grade F, #1,995 of 4,322 statewide, top 50%, 111 students, 78% FRL); Union Hill H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 143 students, 75% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 224 active listings in the ZIP; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,849 (16.1% 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 166 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $374,027
• List price: $175,000
• Delta: -53.21%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 N US Hwy 271	1.65mi	3/2.0	2,332 (+1%)	10mo	$279,900	$120	55
4258 US Hwy 271 N	1.25mi	3/3.0	1,906 (-17%)	21mo	$489,900	$257	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $90,995
• Equity at exit: $157,654

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $271,453
• Equity at exit: $339,987

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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $234,900 ($121/sqft)
• Median days on market: 141 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +34.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75645

• Home prices YoY: 12.7%
• Active inventory: 224
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-68

Break-even live

Break-even rent $1,555

Max offer price $162,940

Occupancy floor 100%

Sensitivity live

Price	-10% $31	-5% $-19	+0% $-68	+5% $-118	+10% $-167
Rent	-10% $-184	-5% $-126	+0% $-68	+5% $-10	+10% $48
Rate	-1.0pp $20	-0.5pp $-24	base $-68	+0.5pp $-114	+1.0pp $-160

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $175,000 Active 166 DOM
2. 2026-08-07
   days on market $175,000 Active 165 DOM
3. 2026-08-06
   days on market $175,000 Active 164 DOM
4. 2026-08-05
   days on market $175,000 Active 163 DOM
5. 2026-08-04
   days on market $175,000 Active 162 DOM
6. 2026-07-31
   days on market $175,000 Active 158 DOM
7. 2026-07-30
   days on market $175,000 Active 157 DOM
8. 2026-07-29
   days on market $175,000 Active 156 DOM
9. 2026-07-27
   days on market $175,000 Active 154 DOM
10. 2026-07-26
    days on market $175,000 Active 153 DOM
11. 2026-07-24
    days on market $175,000 Active 151 DOM
12. 2026-07-23
    days on market $175,000 Active 150 DOM
13. 2026-07-22
    days on market $175,000 Active 149 DOM
14. 2026-07-21
    days on market $175,000 Active 148 DOM
15. 2026-07-20
    days on market $175,000 Active 147 DOM
16. 2026-07-18
    days on market $175,000 Active 145 DOM
17. 2026-07-17
    days on market $175,000 Active 144 DOM
18. 2026-07-15
    days on market $175,000 Active 142 DOM
19. 2026-07-14
    days on market $175,000 Active 141 DOM
20. 2026-07-13
    days on market $175,000 Active 140 DOM
21. 2026-07-12
    days on market $175,000 Active 139 DOM
22. 2026-07-11
    days on market $175,000 Active 138 DOM
23. 2026-07-10
    days on market $175,000 Active 137 DOM
24. 2026-07-09
    days on market $175,000 Active 136 DOM
25. 2026-07-08
    days on market $175,000 Active 134 DOM
26. 2026-07-06
    days on market $175,000 Active 133 DOM
27. 2026-07-05
    days on market $175,000 Active 132 DOM
28. 2026-07-05
    days on market $175,000 Active 131 DOM
29. 2026-07-03
    days on market $175,000 Active 130 DOM
30. 2026-07-02
    days on market $175,000 Active 129 DOM
31. 2026-07-01
    days on market $175,000 Active 128 DOM
32. 2026-06-30
    days on market $175,000 Active 127 DOM
33. 2026-06-29
    days on market $175,000 Active 126 DOM
34. 2026-06-28
    days on market $175,000 Active 125 DOM
35. 2026-06-27
    days on market $175,000 Active 124 DOM
36. 2026-06-26
    days on market $175,000 Active 123 DOM
37. 2026-06-23
    days on market $175,000 Active 120 DOM
38. 2026-06-22
    days on market $175,000 Active 119 DOM
39. 2026-06-21
    days on market $175,000 Active 118 DOM
40. 2026-06-21
    days on market $175,000 Active 117 DOM
41. 2026-06-18
    days on market $175,000 Active 115 DOM
42. 2026-06-17
    days on market $175,000 Active 114 DOM
43. 2026-06-16
    days on market $175,000 Active 113 DOM
44. 2026-06-15
    days on market $175,000 Active 112 DOM
45. 2026-06-15
    days on market $175,000 Active 111 DOM
46. 2026-06-13
    days on market $175,000 Active 110 DOM
47. 2026-06-12
    days on market $175,000 Active 109 DOM
48. 2026-06-09
    days on market $175,000 Active 106 DOM
49. 2026-06-08
    days on market $175,000 Active 105 DOM
50. 2026-06-08
    days on market $175,000 Active 104 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: $2,853 · $238/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$350/yr (+$29/mo · 12.3%)

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

Taxation est. · year 1

• Rental income: $17,622
• − Mortgage interest: −$9,803
• − Property taxes: −$2,853
• − Insurance: −$875
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,091
• Taxable loss: −$3,819
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $97/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 · 6 photos

Fair 45/100 Moderate rehab Est. rehab $57,525–$103,545 screening

This property requires moderate repairs and maintenance to improve its condition and value. Exterior siding and roof repairs are needed, along with interior painting and HVAC upgrades.

Repairs flagged

• Moderate Exterior siding — Weathered and possibly peeling
• Minor Roof — May have some minor damage

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace roof — Improves structural integrity and aesthetic ↑
• Both Paint interior walls — Enhances interior appearance and value ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Sharon A Richardson El F TX #1,995/4,322 Nat'l #23,081/41,679 High Union Hill H S F TX #1,112/1,632 Nat'l #11,215/17,239

Schools (NCES district)

• District: Union Hill ISD
• NCES district ID: 4843560
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $43,917
• Composite: 34.36/100
• National rank: #10198
• State rank: #814 of 1141 in TX

D Composite livability gradescore 57/100

Livability — Gilmer

• Score: 57/100
• State rank: #1257
• US rank: #21903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Upshur · 42,771 people
• Metro: Longview, TX
• Population (ZIP): 10,511
• Household income: $64,069
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 4% of renters

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Population outlook (Upshur County) Hauer SSP2

• Today (2025): 42,771 people
• By 2030: 43,788 · +2.4%
• By 2040: 45,574 · +6.6%
• By 2050: 46,683 · +9.1%
• By 2075: 49,137 · +14.9%
• By 2100: 47,457 · +11.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 0%

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Political lean MEDSL · Upshur

• 2024 margin: Solid R (+71.0) · D 14.2% · R 85.2%
• 2008→2024 swing: -22.0pp toward R · 2008: -49.0pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+68.5 2016: R+68.0 2012: R+59.8 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.93%
• Current HPI: 319.83
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2026-01-12 Listed $190,000 LAAR

Property tax history

+3.5%/yr

Latest (2025): $2,853 · +3.5% YoY. Source: county tax records.