708 Barrow St · Goldthwaite, TX 76844

$169,500

4 bd · 2.0 ba · 2,295 sqft · SingleFamily public records · 424 Days on market

Built 1930 0.28 ac lot Est $312k · 46% under ↓ 19% 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).

• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• Cash flow +7.1/30.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Gorgeous Remodeled 4 bed 2 bath home. Everything is new and I mean everything, the only existing is the frame and exterior siding. This is a like new home at a pre owned home price. Nice open kitchen living and dining areas. Large closets in all 4 bedrooms. Nice large laundry room. Move in ready, call us today before it is gone.

Key facts

• Laminate floors
• Updated kitchen
• Open concept home

Tags

• REMODELED HOME
• OPEN CONCEPT HOME
• UPDATED KITCHEN
• LAMINATE FLOORS
• LARGE WALK-IN CLOSETS
• LARGE UTILITY ROOM

Property features AI

Finance

• Other: Probate listing; 1031 exchange, cash, or conventional offers accepted; Listing is for sale
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: Gravel parking (no covered or carport spaces listed)
• Security: No security details provided
• Utilities: City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Attached
• Construction: Built in 1930; No additional construction details provided
• Exterior features: Lot is less than 0.5 acre (about 0.28 acre); Gravel parking area

Interior

• Kitchen: Electric oven; Microwave
• Bedrooms: 4 bedrooms (primary bedroom on level 1, approx. 12 x 12)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: High speed internet available; Two living areas; One dining area; One level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (24.6% below list).
• Recommended offer: $127k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 1.6% in Goldthwaite — 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 (#725 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment D, amenities F, commute F.
• Goldthwaite ISD (rural): math 65% / reading 63% proficiency, ranked #50 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Goldthwaite El (math 67% / reading 62%, grade B, #257 of 4,322 statewide, top 6%, 242 students, 52% FRL).
• Market conditions: 77 active listings in the ZIP.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.2% local appreciation)).
• Mills County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $60k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,389 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 424 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $312,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 W 7th St	0.08mi	5/3.0 (+1)	2,012 (-12%)	9mo	$75,000	$37	59
506 W Second St W	0.71mi	4/3.0	2,052 (-11%)	7mo	$280,000	$136	40

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

Projected returns pro-forma

8.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.20×
• Total profit: $56,963
• Equity at exit: $131,173

10-year hold

• IRR: 15.5%
• Equity multiple: 4.73×
• Total profit: $176,800
• Equity at exit: $262,698

Cash invested: $47,460 (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 76844

• Home prices YoY: 4.2%
• Active inventory: 77
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$289 /mo · $3,464/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-238

Break-even live

Break-even rent $1,580

Max offer price $127,389

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-190	+0% $-238	+5% $-286	+10% $-334
Rent	-10% $-339	-5% $-289	+0% $-238	+5% $-188	+10% $-137
Rate	-1.0pp $-153	-0.5pp $-195	base $-238	+0.5pp $-282	+1.0pp $-327

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $169,500 Active 424 DOM
2. 2026-06-21
   days on market $169,500 Active 423 DOM
3. 2026-06-18
   days on market $169,500 Active 421 DOM
4. 2026-06-17
   days on market $169,500 Active 420 DOM
5. 2026-06-16
   days on market $169,500 Active 419 DOM
6. 2026-06-15
   days on market $169,500 Active 418 DOM
7. 2026-06-13
   days on market $169,500 Active 416 DOM
8. 2026-06-12
   days on market $169,500 Active 415 DOM
9. 2026-06-09
   days on market $169,500 Active 412 DOM
10. 2026-06-08
    days on market $169,500 Active 411 DOM
11. 2026-06-08
    days on market $169,500 Active 410 DOM
12. 2026-06-03
    days on market $169,500 Active 406 DOM
13. 2026-06-02
    days on market $169,500 Active 405 DOM
14. 2026-06-01
    days on market $169,500 Active 404 DOM
15. 2026-05-31
    days on market $169,500 Active 403 DOM
16. 2026-04-27
    price $169,500
17. 2026-04-27
    status Active
18. 2026-04-18
    historical Active Option Contract
19. 2026-04-03
    price $182,500
20. 2026-01-30
    price $189,500
21. 2025-12-30
    price $199,500
22. 2025-10-21
    price $210,500
23. 2025-08-14
    price $220,500
24. 2025-07-24
    status Active
25. 2025-07-17
    historical Active Option Contract
26. 2025-04-21
    listed $229,500 Active
27. 2021-12-20
    soldstatus Sold 330-char remark

    Show marketing remark (330 chars)

    Gorgeous Remodeled 4 bed 2 bath home. Everything is new and I mean everything, the only existing is the frame and exterior siding. This is a like new home at a pre owned home price. Nice open kitchen living and dining areas. Large closets in all 4 bedrooms. Nice large laundry room. Move in ready, call us today before it is gone.

28. 2021-12-11
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Gorgeous Remodeled 4 bed 2 bath home. Everything is new and I mean everything, the only existing is the frame and exterior siding. This is a like new home at a pre owned home price. Nice open kitchen living and dining areas. Large closets in all 4 bedrooms. Nice large laundry room. Move in ready, call us today before it is gone.

29. 2021-12-07
    historical Active Option Contract 330-char remark

    Show marketing remark (330 chars)

    Gorgeous Remodeled 4 bed 2 bath home. Everything is new and I mean everything, the only existing is the frame and exterior siding. This is a like new home at a pre owned home price. Nice open kitchen living and dining areas. Large closets in all 4 bedrooms. Nice large laundry room. Move in ready, call us today before it is gone.

30. 2021-11-30
    price $192,000 330-char remark

    Show marketing remark (330 chars)

    Gorgeous Remodeled 4 bed 2 bath home. Everything is new and I mean everything, the only existing is the frame and exterior siding. This is a like new home at a pre owned home price. Nice open kitchen living and dining areas. Large closets in all 4 bedrooms. Nice large laundry room. Move in ready, call us today before it is gone.

31. 2021-11-02
    listed $209,000 Active 330-char remark

    Show marketing remark (330 chars)

    Gorgeous Remodeled 4 bed 2 bath home. Everything is new and I mean everything, the only existing is the frame and exterior siding. This is a like new home at a pre owned home price. Nice open kitchen living and dining areas. Large closets in all 4 bedrooms. Nice large laundry room. Move in ready, call us today before it is gone.

32. 2009-06-12
    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: $3,464 · $289/mo
• Projected year-2 tax: $3,464 · $289/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,339
• − Mortgage interest: −$9,495
• − Property taxes: −$3,464
• − Insurance: −$848
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,931
• Taxable loss: −$5,853
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $-1,456/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: Goldthwaite ISD
• NCES district ID: 4821000
• Math proficiency: 65% ▼ -5.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $40,846
• Composite: 53.53/100
• National rank: #1447
• State rank: #50 of 826 in TX

Livability — Goldthwaite

• Score: 65/100
• State rank: #725
• US rank: #13478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldthwaite, TX
• Population (ZIP): 3,202

Population outlook (Mills County) Hauer SSP2

• Today (2025): 4,793 people
• By 2030: 4,723 · -1.5%
• By 2040: 4,562 · -4.8%
• By 2050: 4,366 · -8.9%
• By 2075: 4,053 · -15.4%
• By 2100: 3,628 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 15%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 8% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Mills

• 2024 margin: Solid R (+76.9) · D 11.3% · R 88.2%
• 2008→2024 swing: -14.7pp toward R · 2008: -62.2pp · 2024: -76.9pp
• All cycles: 2024: R+76.9 2020: R+77.7 2016: R+76.3 2012: R+73.0 2008: R+62.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.21%
• Current HPI: 205.1126
• 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

-18.9% since first listed

17 events — show timeline

• 2026-04-27 Price Changed $169,500 NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-04-18 Contingent — NTREIS
• 2026-04-03 Price Changed $182,500 NTREIS
• 2026-01-30 Price Changed $189,500 NTREIS
• 2025-12-30 Price Changed $199,500 NTREIS
• 2025-10-21 Price Changed $210,500 NTREIS
• 2025-08-14 Price Changed $220,500 NTREIS
• 2025-07-24 Relisted — NTREIS
• 2025-07-17 Contingent — NTREIS
• 2025-04-21 Listed $229,500 NTREIS
• 2021-12-20 Sold (MLS) — NTREIS
• 2021-12-11 Pending — NTREIS
• 2021-12-07 Contingent — NTREIS
• 2021-11-30 Price Changed $192,000 NTREIS
• 2021-11-02 Listed $209,000 NTREIS
• 2009-06-12 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,464 · +6.1% YoY. Source: county tax records.