608 S Montgomery St · Gilmer, TX 75644

$74,700

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 736 Days on market

Built 1965 Fair condition 7,754 sqft lot $72/sqft · 52% below area

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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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

TWO BEDROOM 1 BATH FRAM JUST WALKING DISTANCE FROM DOWNTOWN, COVERED FRONT PORCH OVERLOOKS CORNER LOT WITH LOTS OF MATURE TREES.

Key facts

• Covered front porch
• Corner lot
• Mature trees

Tags

• COVERED FRONT PORCH
• CORNER LOT
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Gilmer El (math 34% / reading 34%, grade F, #2,149 of 4,322 statewide, top 50%, 1,179 students, 81% FRL); Bruce J H (math 44% / reading 40%, grade D-, #572 of 1,662 statewide, top 36%, 429 students, 78% FRL); Gilmer H S (math 63% / reading 53%, grade C, #320 of 1,632 statewide, top 20%, 815 students, 73% FRL) — zoned schools average 77% FRL vs 54% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 251 active listings in the ZIP; 2 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 $8k of equity ($516 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 736 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; major 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 $65,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 736 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.46% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 5.7

CMA / ARV

• ARV (median comp): $156,444
• List price: $74,700
• Delta: -52.25%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 W Harrison St	0.39mi	2/1.0	1,110 (+7%)	10mo	$160,000	$144	62
800 W Butler	0.38mi	3/2.0 (+1)	1,033 (-0%)	14mo	$155,000	$150	61
107 W Redbud St	1.19mi	2/1.0	1,025 (-1%)	7mo	$139,500	$136	58
509 Abney St	0.28mi	2/1.0	960 (-7%)	27mo	$170,000	$177	54
820 Railroad Ave	0.99mi	2/1.0	1,026 (-1%)	35mo	$53,000	$52	43
506 Abney St	0.31mi	3/2.5 (+1)	1,245 (+20%)	33mo	$219,999	$177	30
120 Highland Forest Dr	1.36mi	3/2.0 (+1)	1,209 (+17%)	5mo	$164,990	$136	26

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

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 3.70×
• Total profit: $56,485
• Equity at exit: $67,296

10-year hold

• IRR: 30.0%
• Equity multiple: 8.37×
• Total profit: $154,127
• Equity at exit: $145,126

Cash invested: $20,916 (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 →

Active competition Active MLS

• For sale now: 7 active · 3 under contract
• Median asking: $140,000 ($134/sqft)
• Median days on market: 91 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +12.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75644

• Home prices YoY: 10.0%
• Active inventory: 251
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$392
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $247

Break-even live

Break-even rent $778

Max offer price $74,700

Occupancy floor 72%

Sensitivity live

Price	-10% $289	-5% $268	+0% $247	+5% $226	+10% $205
Rent	-10% $161	-5% $204	+0% $247	+5% $290	+10% $333
Rate	-1.0pp $285	-0.5pp $266	base $247	+0.5pp $228	+1.0pp $208

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: $18,675
• Closing costs: $2,241
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Mary St Gilmer, TX	3.0	1.0	1220	$1,200	$0.98	93d	1	0.96mi
300 Pecan St Unit 8 Gilmer, TX	2.0	1.0	875	$975	$1.11	93d	1	1.02mi

Listing history 50 events

1. 2026-08-08
   days on market $74,700 Active 736 DOM
2. 2026-08-07
   days on market $74,700 Active 735 DOM
3. 2026-08-06
   days on market $74,700 Active 734 DOM
4. 2026-08-05
   days on market $74,700 Active 733 DOM
5. 2026-08-04
   days on market $74,700 Active 732 DOM
6. 2026-08-03
   days on market $74,700 Active 731 DOM
7. 2026-07-31
   days on market $74,700 Active 728 DOM
8. 2026-07-30
   days on market $74,700 Active 727 DOM
9. 2026-07-29
   days on market $74,700 Active 726 DOM
10. 2026-07-27
    days on market $74,700 Active 724 DOM
11. 2026-07-25
    days on market $74,700 Active 722 DOM
12. 2026-07-23
    days on market $74,700 Active 720 DOM
13. 2026-07-22
    days on market $74,700 Active 719 DOM
14. 2026-07-21
    pricedays on market $74,700 Active 718 DOM
15. 2026-07-18
    days on market $79,950 Active 715 DOM
16. 2026-07-16
    days on market $79,950 Active 713 DOM
17. 2026-07-16
    days on market $79,950 Active 712 DOM
18. 2026-07-14
    days on market $79,950 Active 711 DOM
19. 2026-07-13
    days on market $79,950 Active 710 DOM
20. 2026-07-12
    days on market $79,950 Active 709 DOM
21. 2026-07-11
    days on market $79,950 Active 708 DOM
22. 2026-07-10
    days on market $79,950 Active 707 DOM
23. 2026-07-09
    days on market $79,950 Active 706 DOM
24. 2026-07-08
    days on market $79,950 Active 705 DOM
25. 2026-07-07
    days on market $79,950 Active 704 DOM
26. 2026-07-07
    price $79,950 Active 703 DOM
27. 2026-07-06
    days on market $84,710 Active 703 DOM
28. 2026-07-05
    days on market $84,710 Active 702 DOM
29. 2026-07-04
    days on market $84,710 Active 701 DOM
30. 2026-07-03
    days on market $84,710 Active 700 DOM
31. 2026-07-02
    days on market $84,710 Active 699 DOM
32. 2026-07-01
    days on market $84,710 Active 698 DOM
33. 2026-06-30
    days on market $84,710 Active 697 DOM
34. 2026-06-29
    days on market $84,710 Active 696 DOM
35. 2026-06-28
    days on market $84,710 Active 695 DOM
36. 2026-06-28
    days on market $84,710 Active 694 DOM
37. 2026-06-27
    days on market $84,710 Active 693 DOM
38. 2026-06-25
    days on market $84,710 Active 691 DOM
39. 2026-06-23
    days on market $84,710 Active 689 DOM
40. 2026-06-22
    days on market $84,710 Active 688 DOM
41. 2026-06-19
    days on market $84,710 Active 686 DOM
42. 2026-06-18
    days on market $84,710 Active 685 DOM
43. 2026-06-17
    days on market $84,710 Active 684 DOM
44. 2026-06-16
    days on market $84,710 Active 683 DOM
45. 2026-06-15
    days on market $84,710 Active 682 DOM
46. 2026-06-14
    days on market $84,710 Active 680 DOM
47. 2026-06-13
    days on market $84,710 Active 679 DOM
48. 2026-06-10
    days on market $84,710 Active 677 DOM
49. 2026-06-09
    days on market $84,710 Active 676 DOM
50. 2026-06-08
    days on market $84,710 Active 675 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: $2,306 · $192/mo
• Projected year-2 tax: $2,306 · $192/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $13,092
• − Mortgage interest: −$4,184
• − Property taxes: −$2,306
• − Insurance: −$374
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,173
• Taxable income: $1,961
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,492/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,900–$46,620 screening

The home requires extensive repairs and maintenance, including a new roof, exterior siding, bathroom, and HVAC system. These repairs will significantly increase its resale value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with missing shingles and exposed structure.
• Major Windows (windows) — Windows appear to be in poor condition, with some frames damaged and possibly missing glass.
• Major Electrical (electrical) — The electrical panel is exposed and appears to be in a state of disrepair, indicating a need for immediate attention.
• Major Exterior (exterior) — The exterior siding is peeling and damaged in several areas, requiring extensive repairs.
• Major Plumbing (plumbing) — The bathroom sink and tub appear to be in poor condition, with visible signs of wear and potential leaks.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear and potential damage.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major bathroom — The bathroom appears to be in poor condition, with visible wear and tear and potential damage.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear and potential damage.

Value-add opportunities

• Resale repair roof — A repaired roof will significantly increase the home's resale value by addressing a major issue. ↑
• Resale repair exterior siding — A repaired exterior siding will improve the home's curb appeal and increase its resale value. ↑
• Resale repair bathroom — A repaired bathroom will improve the home's functionality and increase its resale value. ↑
• Resale repair HVAC system — A repaired HVAC system will improve the home's comfort and energy efficiency, increasing its resale value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Gilmer El F TX #2,149/4,322 Nat'l #24,299/41,679 Middle Gilmer Int F TX #805/1,662 Nat'l #7,206/14,009 High Gilmer H S C TX #320/1,632 Nat'l #3,986/17,239

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

D Composite livability gradescore 57/100

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
• County: Upshur · 42,771 people
• Metro: Longview, TX
• Population (ZIP): 12,785
• Household income: $56,155
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

+468.5% since first listed

17 events — show timeline

• 2025-07-21 Price Changed $84,710 LAAR
• 2025-03-24 Price Changed $89,700 LAAR
• 2024-09-16 Price Changed $94,500 LAAR
• 2024-08-01 Listed $99,500 LAAR
• 2024-01-26 Price Changed $142,900 LAAR
• 2023-07-27 Listed $144,900 LAAR
• 2022-08-01 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — LAAR
• 2022-02-12 Listed $125,990 LAAR
• 2021-12-01 Sold (MLS) — NTREIS
• 2021-07-17 Listed $48,000 NTREIS
• 2020-06-10 Sold (MLS) — LAAR
• 2020-05-20 Listed $20,000 LAAR
• 2016-05-13 Sold (MLS) — GTAR
• 2016-05-13 Sold (MLS) — LAAR
• 2016-05-04 Listed $14,900 GTAR
• 2015-10-01 Listed $14,900 LAAR

Property tax history

+13.0%/yr

Latest (2025): $2,306 · -7.4% YoY. Source: county tax records.