1103 Long St · Gladewater, TX 75647

$72,500

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 203 Days on market

Built 1975 2.00 ac lot ↓ 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates and some repairs. There is also an adorable unfinished mini home with porch on the property also for added space.

Key facts

• City utilities
• Front porch
• Completely fenced

Tags

• 2 ACRE MINI FARM
• COMPLETELY FENCED
• CITY UTILITIES
• FRONT PORCH
• UNFINISHED MINI HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 5.0% 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; 34 units permitted in Upshur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Upshur County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $16k (18%) 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; 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 $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1975 — 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: 1.97% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.92%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.0%
• Equity multiple: 2.43×
• Total profit: $29,121
• Equity at exit: $10,810

10-year hold

• IRR: 40.9%
• Equity multiple: 4.84×
• Total profit: $78,017
• Equity at exit: $6,268

Cash invested: $20,300 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $641

Break-even live

Break-even rent $614

Max offer price $72,500

Occupancy floor 50%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $72,500 Active 203 DOM
2. 2026-06-18
   days on market $72,500 Active 202 DOM
3. 2026-06-17
   days on market $72,500 Active 201 DOM
4. 2026-06-16
   days on market $72,500 Active 200 DOM
5. 2026-06-15
   days on market $72,500 Active 199 DOM
6. 2026-06-14
   days on market $72,500 Active 197 DOM
7. 2026-06-13
   days on market $72,500 Active 196 DOM
8. 2026-06-10
   days on market $72,500 Active 194 DOM
9. 2026-06-09
   days on market $72,500 Active 193 DOM
10. 2026-06-08
    days on market $72,500 Active 192 DOM
11. 2026-06-07
    days on market $72,500 Active 191 DOM
12. 2026-06-03
    days on market $72,500 Active 187 DOM
13. 2026-06-02
    days on market $72,500 Active 186 DOM
14. 2026-06-01
    days on market $72,500 Active 185 DOM
15. 2026-05-31
    days on market $72,500 Active 184 DOM
16. 2026-05-30
    days on market $72,500 Active 183 DOM
17. 2026-04-30
    price $74,500 360-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

18. 2026-04-30
    status Active 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

19. 2026-04-30
    price $74,500 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

20. 2026-04-06
    price $79,500 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

21. 2025-11-28
    listed $88,500 Active 360-char remark

    Show marketing remark (360 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates and some repairs. There is also an adorable unfinished mini home with porch on the property also for added space.

22. 2025-10-03
    price $88,500 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

23. 2025-07-21
    status Active 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

24. 2025-07-07
    price $94,000 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

25. 2025-06-16
    status Pending 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

26. 2025-04-29
    price $119,000 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

27. 2025-04-21
    listed $129,000 Active 343-char remark

    Show marketing remark (343 chars)

    On the outskirts of Gladewater this 2 acre mini farm is ready for its newest owner. Completely fenced, with city utilities, its country living with small town convenience. The 840 sq ft single wide has the cutest front porch but does need updates. There is also an adorable unfinished mini home with porch on the property also for added space.

28. 2023-04-11
    soldstatus
29. 2022-05-26
    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: $900 · $75/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$427/yr (+$36/mo · 47.4%)

ⓘ 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 6/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,118
• − Mortgage interest: −$4,061
• − Property taxes: −$900
• − Insurance: −$362
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,109
• Taxable income: $6,946
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $6,031/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 (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 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 · 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: ▼ -27.12%
• 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

-42.2% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $74,500 NTREIS
• 2026-04-30 Relisted — LAAR
• 2026-04-30 Price Changed $74,500 LAAR
• 2026-04-06 Price Changed $79,500 LAAR
• 2025-11-28 Listed $88,500 NTREIS
• 2025-10-03 Price Changed $88,500 LAAR
• 2025-07-21 Relisted — LAAR
• 2025-07-07 Price Changed $94,000 LAAR
• 2025-06-16 Pending — LAAR
• 2025-04-29 Price Changed $119,000 LAAR
• 2025-04-21 Listed $129,000 LAAR
• 2023-04-11 Sold (Public Records) — Public Records
• 2022-05-26 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $900 · +10.0% YoY. Source: county tax records.