1411 W Main St · Gatesville, TX 76528

$71,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 59 Days on market

Built 1961 9,365 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fix-up Potential Here! Act quickly to possess this 2 bedroom home. This promising vinyl-sided home with basic comforts & more. Laminate flooring, central air, ceiling fans. Covered front porch. An excellent buy!

Key facts

• Vinyl-sided home
• Covered front porch
• Laminate flooring

Tags

• VINYL-SIDED HOME
• LAMINATE FLOORING
• CENTRAL AIR
• CEILING FANS
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $69k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.9% in Gatesville — 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 65/100 on livability (#702 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Gatesville ISD (town): math 38% / reading 42% proficiency, ranked #409 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $491 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,870 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.57% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 5.3

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $7,014
• Equity at exit: $10,586

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $30,167
• Equity at exit: $6,139

Cash invested: $19,880 (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 76528

• Home prices YoY: -24.2%
• Active inventory: 222
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$186 /mo · $2,238/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $290

Break-even live

Break-even rent $745

Max offer price $71,000

Occupancy floor 69%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-04-13
   status Pending
2. 2026-04-12
   status Pending
3. 2026-04-12
   historical
4. 2026-03-17
   price $66,000
5. 2026-02-13
   listed $71,000 Active
6. 2026-02-12
   listed $71,000 Active
7. 2022-05-31
   status Pending
8. 2022-05-31
   status Active
9. 2022-05-31
   soldstatus
10. 2022-05-25
    soldstatus Closed
11. 2022-04-26
    status Pending
12. 2022-04-26
    status Pending
13. 2022-04-26
    historical
14. 2022-04-22
    listed $125,000 Active
15. 2022-04-14
    listed $125,000 Active
16. 2022-03-23
    status Pending
17. 2022-03-22
    historical
18. 2022-03-17
    status Active
19. 2022-01-05
    status Pending
20. 2022-01-05
    price $125,000
21. 2021-12-29
    status Active
22. 2021-12-13
    status Pending
23. 2021-12-08
    listed $110,000 Active
24. 2020-03-04
    soldstatus
25. 2020-01-29
    listed $88,500
26. 2019-10-23
    soldstatus
27. 2019-07-26
    listed $53,900
28. 2002-08-09
    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: $2,238 · $186/mo
• Projected year-2 tax: $2,238 · $186/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $13,336
• − Mortgage interest: −$3,977
• − Property taxes: −$2,238
• − Insurance: −$355
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,065
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,859/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: Gatesville ISD
• NCES district ID: 4820500
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,114
• Composite: 34.21/100
• National rank: #5264
• State rank: #409 of 826 in TX

Livability — Gatesville

• Score: 65/100
• State rank: #702
• US rank: #13121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gatesville, TX
• County: Coryell County · 61,053 people
• City population: 18,935
• Metro: Killeen-Temple, TX
• Population (ZIP): 18,935
• Household income: $70,558
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 243.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 15% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 206.6876
• Rent YoY: —
• Metro: Killeen-Temple, 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

+22.4% since first listed

28 events — show timeline

• 2026-04-13 Pending — Unlock MLS
• 2026-04-12 Pending — CTXMLS
• 2026-04-12 Listing Removed — CTXMLS
• 2026-03-17 Price Changed $66,000 CTXMLS
• 2026-02-13 Listed $71,000 Unlock MLS
• 2026-02-12 Listed $71,000 CTXMLS
• 2022-05-31 Pending — CTXMLS
• 2022-05-31 Relisted — CTXMLS
• 2022-05-31 Sold (Public Records) — Public Records
• 2022-05-25 Sold (MLS) — Unlock MLS
• 2022-04-26 Pending — Unlock MLS
• 2022-04-26 Pending — CTXMLS
• 2022-04-26 Listing Removed — CTXMLS
• 2022-04-22 Listed $125,000 Unlock MLS
• 2022-04-14 Listed $125,000 CTXMLS
• 2022-03-23 Pending — CTXMLS
• 2022-03-22 Listing Removed — CTXMLS
• 2022-03-17 Relisted — CTXMLS
• 2022-01-05 Pending — CTXMLS
• 2022-01-05 Price Changed $125,000 CTXMLS
• 2021-12-29 Relisted — CTXMLS
• 2021-12-13 Pending — CTXMLS
• 2021-12-08 Listed $110,000 CTXMLS
• 2020-03-04 Sold (Public Records) — Public Records
• 2020-01-29 Listed $88,500 CTXMLS
• 2019-10-23 Sold (Public Records) — Public Records
• 2019-07-26 Listed $53,900 CTXMLS
• 2002-08-09 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,238 · +1.5% YoY. Source: county tax records.