1504 Alice St · Gladewater, TX 75647

$138,300

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 355 Days on market

Built 1971 9,017 sqft lot $115/sqft · 8% below area Est $151k · 8% under

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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 +29.8/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

Key facts

• Extra living area
• Storage building
• Workshop

Tags

• EXTRA LIVING AREA
• STORAGE BUILDING
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.9% in Gladewater — 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 64/100 on livability (#805 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, schools D+, amenities 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.
• Market conditions: 178 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $956 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $121,704 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 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 1971 — 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: 1.41% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $150,692
• List price: $138,300
• Delta: -8.22%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $10,130
• Equity at exit: $20,621

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $50,931
• Equity at exit: $11,958

Cash invested: $38,724 (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: 178
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$725
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $510

Break-even live

Break-even rent $1,305

Max offer price $138,300

Occupancy floor 69%

Sensitivity live

Price	-10% $588	-5% $549	+0% $510	+5% $471	+10% $431
Rent	-10% $356	-5% $433	+0% $510	+5% $587	+10% $664
Rate	-1.0pp $579	-0.5pp $545	base $510	+0.5pp $474	+1.0pp $437

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: $34,575
• Closing costs: $4,149
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Lyle St Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	14d	1	0.80mi
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	14d	1	0.91mi

Listing history 29 events

1. 2026-06-19
   days on market $138,300 Active 355 DOM
2. 2026-06-18
   days on market $138,300 Active 354 DOM
3. 2026-06-17
   days on market $138,300 Active 353 DOM
4. 2026-06-16
   days on market $138,300 Active 352 DOM
5. 2026-06-15
   days on market $138,300 Active 351 DOM
6. 2026-06-14
   days on market $138,300 Active 349 DOM
7. 2026-06-13
   days on market $138,300 Active 348 DOM
8. 2026-06-10
   days on market $138,300 Active 346 DOM
9. 2026-06-09
   days on market $138,300 Active 345 DOM
10. 2026-06-08
    days on market $138,300 Active 344 DOM
11. 2026-06-07
    days on market $138,300 Active 343 DOM
12. 2026-06-03
    days on market $138,300 Active 339 DOM
13. 2026-06-02
    days on market $138,300 Active 338 DOM
14. 2026-06-01
    days on market $138,300 Active 337 DOM
15. 2026-05-31
    days on market $138,300 Active 336 DOM
16. 2026-05-30
    days on market $138,300 Active 335 DOM
17. 2026-03-08
    price $138,300 1208-char remark

    Show marketing remark (1208 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

18. 2025-12-23
    price $139,000 1208-char remark

    Show marketing remark (1208 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

19. 2025-08-08
    price $140,000 1208-char remark

    Show marketing remark (1208 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

20. 2025-08-01
    price $142,500 1208-char remark

    Show marketing remark (1208 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

21. 2025-07-11
    price $145,000 1208-char remark

    Show marketing remark (1208 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

22. 2025-06-29
    listed $150,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Welcome to this spacious 3-bedroom, 2-bath home located in a quiet, established neighborhood in highly regarded Gladewater ISD! Packed with potential and priced to sell, this home is the perfect opportunity for buyers looking to add their own style and build instant equity. Inside, you’ll love the flexible floor plan featuring an additional living space that can easily be used as a game room, second living area, home office, playroom, or media room—giving you the extra space today’s buyers are searching for. The generous layout offers endless possibilities for entertaining, relaxing, or creating your dream home. Step outside and discover even more value with a 240 sq. ft. workshop/storage building—perfect for hobbies, tools, projects, or additional storage space. With solid bones, tons of potential, and a motivated seller ready to consider offers, this home is a rare chance to own in a desirable area at an affordable price. Whether you’re a first-time buyer, investor, or someone looking for a home to personalize, this property is full of opportunity. Don’t miss your chance to see the possibilities—schedule your showing today before it’s gone!

23. 2021-06-08
    soldstatus
24. 2021-06-04
    soldstatus 1073-char remark

    Show marketing remark (1073 chars)

    Recently remodeled 3 bedroom, 2 bath house with two large living areas and 240 sq. ft shop. Natural light floods into front living room with 6 large windows. Two bedrooms off hallway share a full-size bathroom with recently remodeled shower. Master suite has two large closets and private bathroom with shower. Spacious kitchen with bright white cabinets, stainless steel flat-top stove, Samsung microwave and premium stainless-steel dishwasher. Kitchen is open to dining area making the space feel large. Second living space is in rear of house with access to carport. Grey vinyl wood look flooring throughout house with light grey walls and powerful daylight lights illuminated the house with a clean, modern look. 240 sq. ft. shop is insulated, powered and includes oversized A/C unit. Above ground pool with custom deck, pathways and firepit in backyard. Recently installed wood privacy fence surrounds the back and side yard. Recently upgraded 200amp electrical panel and water heater. Exterior painted in 2018. Wonderful, long time neighbors around the neighborhood.

25. 2021-02-11
    listed $119,000 1073-char remark

    Show marketing remark (1073 chars)

    Recently remodeled 3 bedroom, 2 bath house with two large living areas and 240 sq. ft shop. Natural light floods into front living room with 6 large windows. Two bedrooms off hallway share a full-size bathroom with recently remodeled shower. Master suite has two large closets and private bathroom with shower. Spacious kitchen with bright white cabinets, stainless steel flat-top stove, Samsung microwave and premium stainless-steel dishwasher. Kitchen is open to dining area making the space feel large. Second living space is in rear of house with access to carport. Grey vinyl wood look flooring throughout house with light grey walls and powerful daylight lights illuminated the house with a clean, modern look. 240 sq. ft. shop is insulated, powered and includes oversized A/C unit. Above ground pool with custom deck, pathways and firepit in backyard. Recently installed wood privacy fence surrounds the back and side yard. Recently upgraded 200amp electrical panel and water heater. Exterior painted in 2018. Wonderful, long time neighbors around the neighborhood.

26. 2017-02-17
    soldstatus
27. 2011-03-15
    soldstatus
28. 2011-01-31
    soldstatus
29. 2010-04-06
    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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$7,747
• − Property taxes: −$2,975
• − Insurance: −$692
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,023
• Taxable income: $4,220
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $5,104/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 (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

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 · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

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

+16.2% since first listed

13 events — show timeline

• 2026-03-08 Price Changed $138,300 LAAR
• 2025-12-23 Price Changed $139,000 LAAR
• 2025-08-08 Price Changed $140,000 LAAR
• 2025-08-01 Price Changed $142,500 LAAR
• 2025-07-11 Price Changed $145,000 LAAR
• 2025-06-29 Listed $150,000 LAAR
• 2021-06-08 Sold (Public Records) — Public Records
• 2021-06-04 Sold (MLS) — LAAR
• 2021-02-11 Listed $119,000 LAAR
• 2017-02-17 Sold (Public Records) — Public Records
• 2011-03-15 Sold (Public Records) — Public Records
• 2011-01-31 Sold (Public Records) — Public Records
• 2010-04-06 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,975 · +7.2% YoY. Source: county tax records.