1521 N Hamilton St · Gonzales, TX 78629

$169,000

3 bd · 1.5 ba · 1,486 sqft · SingleFamily public records · 271 Days on market

Built 1940 4,499 sqft lot $114/sqft · 43% above area Est $119k · 43% over ↓ 6% since listing

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Why this score? — see what drove the D 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 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 MLS

Recently refreshed, this 3-bedroom, 1.5-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. There is even a flex room that could serve as an office or 4th bedroom. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

Key facts

• Bright living area
• Spacious kitchen
• Fresh updates

Tags

• CORNER LOT
• BRIGHT LIVING AREA
• SPACIOUS KITCHEN
• FRESH UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.2% in Gonzales — 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 (#720 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Gonzales ISD (town): math 33% / reading 35% proficiency, ranked #540 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gonzales North Avenue (math 45% / reading 37%, grade F, #1,462 of 4,322 statewide, top 34%, 549 students, 70% FRL); Gonzales J H (math 23% / reading 33%, grade F, #1,143 of 1,662 statewide, top 69%, 567 students, 76% FRL); Gonzales H S (math 27% / reading 35%, grade F, #1,077 of 1,632 statewide, top 66%, 791 students, 68% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 11 units permitted in Gonzales 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.
• Gonzales County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1940 — 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 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $118,512
• List price: $169,000
• Delta: 42.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Qualls St	0.06mi	3/2.0	1,400 (-6%)	1mo	$245,000	$175	84
1430 N Hamilton St	0.08mi	3/1.0	1,474 (-1%)	18mo	$79,000	$54	78
512 Juengerman	0.12mi	3/2.0	1,406 (-5%)	21mo	$249,000	$177	66
831 Larry Dr	0.49mi	4/2.0 (+1)	1,394 (-6%)	6mo	$199,000	$143	55
1125 Saint Peter St	0.36mi	2/2.0 (-1)	1,706 (+15%)	12mo	$170,000	$100	42

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,306
• Equity at exit: $25,198

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,827
• Equity at exit: $14,612

Cash invested: $47,320 (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 78629

• Home prices YoY: -24.3%
• Active inventory: 118
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $253

Break-even live

Break-even rent $1,400

Max offer price $169,000

Occupancy floor 80%

Sensitivity live

Price	-10% $348	-5% $300	+0% $253	+5% $205	+10% $157
Rent	-10% $117	-5% $185	+0% $253	+5% $321	+10% $389
Rate	-1.0pp $338	-0.5pp $296	base $253	+0.5pp $209	+1.0pp $164

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1434 Saint Andrew St Gonzales, TX	4.0	3.0	1144	$2,100	$1.84	6d	1	0.93mi
708 Saint Matthew St Gonzales, TX	2.0	1.0	1055	$1,250	$1.18	46d	1	1.06mi

Listing history 27 events

1. 2026-06-21
   days on market $169,000 Active 271 DOM
2. 2026-06-21
   days on market $169,000 Active 270 DOM
3. 2026-06-18
   days on market $169,000 Active 268 DOM
4. 2026-06-17
   days on market $169,000 Active 267 DOM
5. 2026-06-16
   days on market $169,000 Active 266 DOM
6. 2026-06-15
   days on market $169,000 Active 265 DOM
7. 2026-06-13
   days on market $169,000 Active 263 DOM
8. 2026-06-12
   days on market $169,000 Active 262 DOM
9. 2026-06-09
   days on market $169,000 Active 259 DOM
10. 2026-06-08
    days on market $169,000 Active 258 DOM
11. 2026-06-08
    days on market $169,000 Active 257 DOM
12. 2026-06-03
    days on market $169,000 Active 253 DOM
13. 2026-06-02
    days on market $169,000 Active 252 DOM
14. 2026-06-01
    days on market $169,000 Active 251 DOM
15. 2026-05-31
    days on market $169,000 Active 250 DOM
16. 2026-05-18
    status Active 589-char remark

    Show marketing remark (515 chars)

    Recently refreshed, this 4-bedroom, 2-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

17. 2026-05-18
    status Active 515-char remark

    Show marketing remark (515 chars)

    Recently refreshed, this 4-bedroom, 2-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

18. 2026-05-18
    status Active

    Show marketing remark (515 chars)

    Recently refreshed, this 4-bedroom, 2-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

19. 2026-05-12
    status Pending

    Show marketing remark (515 chars)

    Recently refreshed, this 4-bedroom, 2-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

20. 2026-05-12
    historical Active Under Contract 515-char remark

    Show marketing remark (515 chars)

    Recently refreshed, this 4-bedroom, 2-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

21. 2026-05-08
    historical Active Under Contract 589-char remark

    Show marketing remark (589 chars)

    Recently refreshed, this 3-bedroom, 1.5-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. There is even a flex room that could serve as an office or 4th bedroom. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

22. 2026-04-30
    price $169,000

    Show marketing remark (589 chars)

    Recently refreshed, this 3-bedroom, 1.5-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. There is even a flex room that could serve as an office or 4th bedroom. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

23. 2026-04-30
    price $169,000 515-char remark

    Show marketing remark (589 chars)

    Recently refreshed, this 3-bedroom, 1.5-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. There is even a flex room that could serve as an office or 4th bedroom. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

24. 2026-04-30
    price $169,000 589-char remark

    Show marketing remark (589 chars)

    Recently refreshed, this 3-bedroom, 1.5-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. There is even a flex room that could serve as an office or 4th bedroom. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

25. 2025-10-29
    listed $179,000 Active
26. 2025-09-23
    listed $179,000 Active 515-char remark

    Show marketing remark (515 chars)

    Recently refreshed, this 4-bedroom, 2-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

27. 2025-09-18
    listed $179,000 Active 589-char remark

    Show marketing remark (589 chars)

    Recently refreshed, this 3-bedroom, 1.5-bath traditional home is perfect for first-time buyers or investors looking for strong rental potential. The bright living area flows into a spacious kitchen, offering plenty of room for everyday living. There is even a flex room that could serve as an office or 4th bedroom. Fresh updates make it move-in ready, while still leaving space for your personal touch. This property is located on a corner lot and is an excellent opportunity to build equity or add to your portfolio. Schedule a showing today and see the potential this home has to offer!

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,300/yr (+$108/mo · 72.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $20,639
• − Mortgage interest: −$9,467
• − Property taxes: −$1,793
• − Insurance: −$845
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,916
• Taxable income: $316
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,956/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: Gonzales ISD
• NCES district ID: 4821060
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $44,230
• Composite: 28.97/100
• National rank: #6626
• State rank: #540 of 826 in TX

Livability — Gonzales

• Score: 65/100
• State rank: #720
• US rank: #13452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gonzales, TX
• City population: 12,380
• Population (ZIP): 12,380

Population outlook (Gonzales County) Hauer SSP2

• Today (2025): 22,246 people
• By 2030: 23,060 · +3.7%
• By 2040: 24,661 · +10.9%
• By 2050: 26,046 · +17.1%
• By 2075: 29,289 · +31.7%
• By 2100: 30,112 · +35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 52% White 39% Two or more races 20% Black 7%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 26%

Political lean MEDSL · Gonzales

• 2024 margin: Solid R (+54.8) · D 22.3% · R 77.1%
• 2008→2024 swing: -24.5pp toward R · 2008: -30.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+48.1 2016: R+47.8 2012: R+40.4 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.37%
• Current HPI: 178.7752
• 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

-5.6% since first listed

12 events — show timeline

• 2026-05-18 Relisted — CTXMLS
• 2026-05-18 Relisted — Unlock MLS
• 2026-05-18 Relisted — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-12 Contingent — Unlock MLS
• 2026-05-08 Contingent — CTXMLS
• 2026-04-30 Price Changed $169,000 HARMLS
• 2026-04-30 Price Changed $169,000 Unlock MLS
• 2026-04-30 Price Changed $169,000 CTXMLS
• 2025-10-29 Listed $179,000 HARMLS
• 2025-09-23 Listed $179,000 Unlock MLS
• 2025-09-18 Listed $179,000 CTXMLS

Property tax history

+5.3%/yr

Latest (2025): $1,793 · +11.2% YoY. Source: county tax records.