5503 US Hwy 271 N · Gilmer, TX 75645

$175,000

3 bd · 2.0 ba · 2,301 sqft · SingleFamily public records · 115 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 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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Schools +3.4/10.0
• 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 $70 ($843/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 $164k (6.1% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.9% 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: schools D-, amenities F, commute 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.
• Market conditions: 181 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 115 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — 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. 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?
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: 0.94% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $373,811
• List price: $175,000
• Delta: -53.18%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $99,820
• Equity at exit: $157,654

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $290,508
• 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 →

ZIP-level market 75645

• Home prices YoY: 12.7%
• Active inventory: 181
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $70

Break-even live

Break-even rent $1,555

Max offer price $175,000

Occupancy floor 91%

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
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 115 DOM
2. 2026-06-17
   days on market $175,000 Active 114 DOM
3. 2026-06-16
   days on market $175,000 Active 113 DOM
4. 2026-06-15
   days on market $175,000 Active 112 DOM
5. 2026-06-15
   days on market $175,000 Active 111 DOM
6. 2026-06-13
   days on market $175,000 Active 110 DOM
7. 2026-06-12
   days on market $175,000 Active 109 DOM
8. 2026-06-09
   days on market $175,000 Active 106 DOM
9. 2026-06-08
   days on market $175,000 Active 105 DOM
10. 2026-06-08
    days on market $175,000 Active 104 DOM
11. 2026-06-05
    days on market $175,000 Active 102 DOM
12. 2026-06-03
    days on market $175,000 Active 100 DOM
13. 2026-06-02
    days on market $175,000 Active 99 DOM
14. 2026-06-01
    days on market $175,000 Active 98 DOM
15. 2026-05-31
    days on market $175,000 Active 97 DOM
16. 2026-01-12
    listed $190,000 Active 269-char remark

    Show marketing remark (269 chars)

    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.

ⓘ 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: $19,726
• − Mortgage interest: −$9,803
• − Property taxes: −$2,853
• − Insurance: −$875
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$5,091
• Taxable loss: −$2,052
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,335/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and possibly peeling	Moderate	$3,000–15,000
Roof · May have some minor damage	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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

• Population (ZIP): 10,511

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%

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%

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

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.