703 N Rodeo St · Gladewater, TX 75647

$153,000

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 11 Days on market

Built 1939 0.34 ac lot Est $124k · 24% over

---

Why this score? — see what drove the F 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 +15.2/30.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3 bedroom, 2 bath home in Gladewater, Texas. Situated on a spacious 0.34 acre lot, this 1,125 square foot home offers a comfortable layout with updates throughout. The home features an inviting living area and a functional kitchen designed for everyday living. The primary bedroom includes a private bath, while two additional bedrooms provide flexibility for a variety of needs. Outside, the lot offers plenty of space for outdoor activities, gardening, or future improvements. Conveniently located with easy access to local amenities, schools, shopping, and dining, this move in ready property presents an excellent opportunity for buyers seeking an updated hom

Key facts

• Functional kitchen
• Inviting living area
• Private bath

Tags

• UPDATED HOME
• SPACIOUS LOT
• INVITING LIVING AREA
• FUNCTIONAL KITCHEN
• PRIVATE BATH
• OUTDOOR ACTIVITIES

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property)
• Exterior features: Composition roof; Lot approximately 75 x 200 (0.34 acre)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $53 ($636/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 $141k (7.7% below list).
• Recommended offer: $141k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.2% in Gladewater — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, amenities F, commute 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.
• Zoned schools: Gladewater Pri (367 students, 90% FRL); Gladewater Middle (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 400 students, 78% FRL); Gladewater H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 459 students, 73% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 179 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 34 units permitted in Upshur 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 $5k of value loss. Plan a longer hold.
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $141,285 (7.7% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $123,750
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 Bernice St	0.22mi	3/1.0	1,017 (-10%)	5mo	$112,000	$110	70

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-21,392
• Equity at exit: $22,813

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-14,180
• Equity at exit: $13,229

Cash invested: $42,840 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $53

Break-even live

Break-even rent $1,346

Max offer price $153,000

Occupancy floor 91%

Sensitivity live

Price	-10% $140	-5% $96	+0% $53	+5% $10	+10% $-34
Rent	-10% $-59	-5% $-3	+0% $53	+5% $109	+10% $165
Rate	-1.0pp $130	-0.5pp $92	base $53	+0.5pp $13	+1.0pp $-27

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 North St Unit 521 Gladewater, TX	2.0	1.0	865	$1,200	$1.39	46d	1	0.27mi
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	15d	1	1.39mi
109 Lyle St Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	15d	1	1.50mi

Listing history 9 events

1. 2026-06-21
   days on market $153,000 Active 11 DOM
2. 2026-06-19
   days on market $153,000 Active 9 DOM
3. 2026-06-18
   days on market $153,000 Active 8 DOM
4. 2026-06-17
   days on market $153,000 Active 7 DOM
5. 2026-06-16
   days on market $153,000 Active 6 DOM
6. 2026-06-15
   days on market $153,000 Active 5 DOM
7. 2026-06-14
   days on market $153,000 Active 3 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $153,000 Active 2 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: $2,365 · $197/mo
• Projected year-2 tax: $2,800 · $233/mo
• Expected delta: +$435/yr (+$36/mo · 18.4%)

ⓘ 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 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,954
• − Mortgage interest: −$8,570
• − Property taxes: −$2,365
• − Insurance: −$765
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,451
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,094/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 (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 (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 · 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: ▼ -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

2 events — show timeline

• 2026-06-09 Listed $153,000 LAAR
• 2017-03-16 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,365 · +10.1% YoY. Source: county tax records.