216 Hickory St · Gladewater, TX 75647

$129,900

3 bd · 2.0 ba · 1,711 sqft · SingleFamily public records · 25 Days on market

Built 1960 0.51 ac lot $76/sqft · 33% below area Est $222k · 41% under ↓ 27% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at the end of the street in established neighborhood in the heart of Gladewater-known as the Antique Capital of East Texas-this 3 bedroom, 2 bath home is READY for modern updates but is also built to last! This older home has lots of space and endless potential. Home features updated windows throughout and fairly new combination wood privacy and chain link fence around the yard with 2 entry gates. Sitting on approximately half an acre, this 1900 sf property in Gladewater ISD features a split bedroom layout, 2 car garage, and is also a corner lot! Two storage buildings provide additional functionality for tools, hobbies, or workspace needs. This home is conveniently located within 15-20 minutes of Interstate 20, and has easy access to Highway 80 and 271 as well! This home is a great opportunity for investors, flippers, or buyers looking to make it their own! Priced to SELL! Cash or Conventional buyers only. Call today to schedule a showing!

Key facts

• Easy access to 271
• Updated windows
• Corner lot

Tags

• UPDATED WINDOWS
• NEW FENCE
• CORNER LOT
• TWO STORAGE BUILDINGS
• EASY ACCESS TO HIGHWAY 80
• EASY ACCESS TO 271

Property features AI

Exterior

• Parking: Attached concrete 2-car garage
• Utilities: Natural gas available; Public sewer
• Home design: Single-family residence; Single story
• Construction: Composition roof
• Exterior features: Covered patio/porch; Chain link and wood fencing; Storage structure on property; Corner lot; Sloped lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Ceiling fan(s); Window unit(s) cooling
• Interior features: Gas water heater; Vinyl flooring; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 179 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 2.8% of price.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (median comp): $221,928
• List price: $129,900
• Delta: -41.47%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Briarwood Dr	0.04mi	3/2.0	1,916 (+12%)	2mo	$249,900	$130	77
593 Briarwood Dr	0.10mi	3/2.0	1,917 (+12%)	8mo	$289,900	$151	69

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $10,847
• Equity at exit: $19,369

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $50,844
• Equity at exit: $11,231

Cash invested: $36,372 (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: 179
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$306 /mo · $3,675/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $499

Break-even live

Break-even rent $1,318

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $572	-5% $536	+0% $499	+5% $462	+10% $425
Rent	-10% $345	-5% $422	+0% $499	+5% $576	+10% $653
Rate	-1.0pp $564	-0.5pp $532	base $499	+0.5pp $465	+1.0pp $431

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: $32,475
• Closing costs: $3,897
• 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	14d	1	0.55mi
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	14d	1	0.64mi

Listing history 9 events

1. 2026-05-30
   status $129,900 Pending 25 DOM
2. 2026-05-16
   status Pending 962-char remark

   Show marketing remark (962 chars)

   Nestled at the end of the street in established neighborhood in the heart of Gladewater-known as the Antique Capital of East Texas-this 3 bedroom, 2 bath home is READY for modern updates but is also built to last! This older home has lots of space and endless potential. Home features updated windows throughout and fairly new combination wood privacy and chain link fence around the yard with 2 entry gates. Sitting on approximately half an acre, this 1900 sf property in Gladewater ISD features a split bedroom layout, 2 car garage, and is also a corner lot! Two storage buildings provide additional functionality for tools, hobbies, or workspace needs. This home is conveniently located within 15-20 minutes of Interstate 20, and has easy access to Highway 80 and 271 as well! This home is a great opportunity for investors, flippers, or buyers looking to make it their own! Priced to SELL! Cash or Conventional buyers only. Call today to schedule a showing!

3. 2026-05-04
   listed $129,900 Active 962-char remark

   Show marketing remark (962 chars)

   Nestled at the end of the street in established neighborhood in the heart of Gladewater-known as the Antique Capital of East Texas-this 3 bedroom, 2 bath home is READY for modern updates but is also built to last! This older home has lots of space and endless potential. Home features updated windows throughout and fairly new combination wood privacy and chain link fence around the yard with 2 entry gates. Sitting on approximately half an acre, this 1900 sf property in Gladewater ISD features a split bedroom layout, 2 car garage, and is also a corner lot! Two storage buildings provide additional functionality for tools, hobbies, or workspace needs. This home is conveniently located within 15-20 minutes of Interstate 20, and has easy access to Highway 80 and 271 as well! This home is a great opportunity for investors, flippers, or buyers looking to make it their own! Priced to SELL! Cash or Conventional buyers only. Call today to schedule a showing!

4. 2026-05-03
   listed $129,900 Active 976-char remark
5. 2026-01-19
   price $155,000
6. 2025-09-16
   price $160,000
7. 2025-07-01
   price $174,000
8. 2025-06-02
   listed $179,000 Active
9. 1995-08-11
   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: $3,675 · $306/mo
• Projected year-2 tax: $3,675 · $306/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$7,276
• − Property taxes: −$3,675
• − Insurance: −$650
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,779
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,961/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: 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

-27.4% since first listed

9 events — show timeline

• 2026-05-29 Pending — LAAR
• 2026-05-16 Pending — GTAR
• 2026-05-04 Listed $129,900 GTAR
• 2026-05-03 Listed $129,900 LAAR
• 2026-01-19 Price Changed $155,000 LAAR
• 2025-09-16 Price Changed $160,000 LAAR
• 2025-07-01 Price Changed $174,000 LAAR
• 2025-06-02 Listed $179,000 LAAR
• 1995-08-11 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,675 · +20.0% YoY. Source: county tax records.