214 Lawrence St · Gilmer, TX 75644

$69,900

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 394 Days on market

Built 1972 4,617 sqft lot ↓ 7% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

Key facts

• Close to restaurants
• Rental in gilmer
• Close to stores

Tags

• RENTAL IN GILMER
• CLOSE TO STORES
• CLOSE TO GAS STATIONS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• Gilmer ISD (town): math 44% / reading 38% proficiency, ranked #372 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 207 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.39% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.0%
• Equity multiple: 4.06×
• Total profit: $59,954
• Equity at exit: $62,971

10-year hold

• IRR: 34.5%
• Equity multiple: 9.14×
• Total profit: $159,289
• Equity at exit: $135,800

Cash invested: $19,572 (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 75644

• Home prices YoY: 10.0%
• Active inventory: 207
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $344

Break-even live

Break-even rent $540

Max offer price $69,900

Occupancy floor 60%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Pecan St Unit 8 Gilmer, TX	2.0	1.0	875	$975	$1.11	43d	1	0.26mi

Listing history 34 events

1. 2026-06-19
   days on market $69,900 Active 394 DOM
2. 2026-06-18
   days on market $69,900 Active 393 DOM
3. 2026-06-17
   days on market $69,900 Active 392 DOM
4. 2026-06-16
   days on market $69,900 Active 391 DOM
5. 2026-06-15
   days on market $69,900 Active 390 DOM
6. 2026-06-14
   days on market $69,900 Active 388 DOM
7. 2026-06-13
   days on market $69,900 Active 387 DOM
8. 2026-06-10
   days on market $69,900 Active 385 DOM
9. 2026-06-09
   days on market $69,900 Active 384 DOM
10. 2026-06-08
    days on market $69,900 Active 383 DOM
11. 2026-06-07
    days on market $69,900 Active 382 DOM
12. 2026-06-05
    days on market $69,900 Active 379 DOM
13. 2026-06-03
    days on market $69,900 Active 378 DOM
14. 2026-06-02
    days on market $69,900 Active 377 DOM
15. 2026-06-01
    days on market $69,900 Active 376 DOM
16. 2026-05-31
    days on market $69,900 Active 375 DOM
17. 2026-05-30
    days on market $69,900 Active 374 DOM
18. 2026-05-15
    price $69,900 256-char remark

    Show marketing remark (256 chars)

    Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

19. 2026-04-14
    price $67,500 256-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

20. 2026-04-14
    price $67,500 274-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

21. 2026-02-23
    price $67,900 274-char remark

    Show marketing remark (256 chars)

    Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

22. 2026-02-23
    price $67,900 256-char remark

    Show marketing remark (256 chars)

    Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

23. 2026-01-06
    price $68,000 256-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

24. 2026-01-06
    price $68,000 274-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

25. 2025-12-04
    price $69,000 256-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

26. 2025-12-04
    price $69,000 274-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

27. 2025-08-06
    price $69,900 256-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

28. 2025-08-06
    price $69,900 274-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

29. 2025-07-30
    price $74,500 256-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

30. 2025-07-30
    price $74,500 274-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

31. 2025-06-24
    price $74,900 274-char remark

    Show marketing remark (256 chars)

    Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

32. 2025-06-24
    price $74,900 256-char remark

    Show marketing remark (256 chars)

    Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

33. 2025-05-27
    listed $75,000 Active 274-char remark

    Show marketing remark (274 chars)

    Great little rental in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Was renting for $750 per month. Currently vacant and ready to sell. call for an appointment.

34. 2025-05-20
    listed $75,000 Active 256-char remark

    Show marketing remark (256 chars)

    Great little rental property in Gilmer close to stores, gas stations and restaurants. 2 bedroom, 1.5 baths. House has Heat and Cool Mini split for main area and window units for other rooms. Currently rented now for $800 per month. call for an appointment.

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$912/yr (+$76/mo · 248.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$3,915
• − Property taxes: −$368
• − Insurance: −$350
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,033
• Taxable income: $3,162
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $3,368/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: Gilmer ISD
• NCES district ID: 4820700
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $46,724
• Composite: 35.04/100
• National rank: #5038
• State rank: #372 of 826 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

• Census place: Gilmer, TX
• Population (ZIP): 12,785

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 11% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

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: ▲ 27.46%
• Current HPI: 300.86
• 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

-6.8% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $69,900 LAAR
• 2026-04-14 Price Changed $67,500 LAAR
• 2026-04-14 Price Changed $67,500 GTAR
• 2026-02-23 Price Changed $67,900 GTAR
• 2026-02-23 Price Changed $67,900 LAAR
• 2026-01-06 Price Changed $68,000 LAAR
• 2026-01-06 Price Changed $68,000 GTAR
• 2025-12-04 Price Changed $69,000 LAAR
• 2025-12-04 Price Changed $69,000 GTAR
• 2025-08-06 Price Changed $69,900 LAAR
• 2025-08-06 Price Changed $69,900 GTAR
• 2025-07-30 Price Changed $74,500 LAAR
• 2025-07-30 Price Changed $74,500 GTAR
• 2025-06-24 Price Changed $74,900 GTAR
• 2025-06-24 Price Changed $74,900 LAAR
• 2025-05-27 Listed $75,000 GTAR
• 2025-05-20 Listed $75,000 LAAR

Property tax history

+4.4%/yr

Latest (2025): $368 · +1.2% YoY. Source: county tax records.