21927 366 · Gladewater, TX 75647

$140,000

4 bd · 2.0 ba · 864 sqft · SingleFamily · 249 Days on market

Built 1984 Fair condition 10 ac lot

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Log home with stone fireplace, four bedrooms and two full baths. Inside laundry room with cozy kitchen. Two bedrooms upstairs and two bedrooms in an add on to the back of the original log house. This house has great bones and all on ten wooded acres perfect for private and peaceful country life just minutes from town.

Key facts

• Cozy kitchen
• Stone fireplace
• Inside laundry room

Tags

• LOG HOME
• STONE FIREPLACE
• INSIDE LAUNDRY ROOM
• COZY KITCHEN
• TEN WOODED ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 179 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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. 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: 1.24% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.7

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,284
• Equity at exit: $20,874

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $36,372
• Equity at exit: $12,105

Cash invested: $39,200 (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: 179
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $407

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $504	-5% $456	+0% $407	+5% $359	+10% $311
Rent	-10% $270	-5% $339	+0% $407	+5% $476	+10% $545
Rate	-1.0pp $478	-0.5pp $443	base $407	+0.5pp $371	+1.0pp $334

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $140,000 Pending 249 DOM
2. 2026-06-03
   days on market $140,000 Active 246 DOM
3. 2026-06-02
   days on market $140,000 Active 245 DOM
4. 2026-06-01
   days on market $140,000 Active 244 DOM
5. 2026-05-31
   days on market $140,000 Active 243 DOM
6. 2026-05-30
   days on market $140,000 Active 242 DOM
7. 2025-12-05
   status Active 349-char remark

   Show marketing remark (349 chars)

   Great investment opportunity! Log home with stone fireplace, four bedrooms and two full baths. Inside laundry room with cozy kitchen. Two bedrooms upstairs and two bedrooms in an add on to the back of the original log house. This house has great bones and all on ten wooded acres perfect for private and peaceful country life just minutes from town.

8. 2025-11-28
   status Pending 349-char remark

   Show marketing remark (349 chars)

   Great investment opportunity! Log home with stone fireplace, four bedrooms and two full baths. Inside laundry room with cozy kitchen. Two bedrooms upstairs and two bedrooms in an add on to the back of the original log house. This house has great bones and all on ten wooded acres perfect for private and peaceful country life just minutes from town.

9. 2025-11-10
   status Active 349-char remark

   Show marketing remark (349 chars)

   Great investment opportunity! Log home with stone fireplace, four bedrooms and two full baths. Inside laundry room with cozy kitchen. Two bedrooms upstairs and two bedrooms in an add on to the back of the original log house. This house has great bones and all on ten wooded acres perfect for private and peaceful country life just minutes from town.

10. 2025-09-01
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Great investment opportunity! Log home with stone fireplace, four bedrooms and two full baths. Inside laundry room with cozy kitchen. Two bedrooms upstairs and two bedrooms in an add on to the back of the original log house. This house has great bones and all on ten wooded acres perfect for private and peaceful country life just minutes from town.

11. 2025-07-15
    listed $140,000 Active 349-char remark

    Show marketing remark (349 chars)

    Great investment opportunity! Log home with stone fireplace, four bedrooms and two full baths. Inside laundry room with cozy kitchen. Two bedrooms upstairs and two bedrooms in an add on to the back of the original log house. This house has great bones and all on ten wooded acres perfect for private and peaceful country life just minutes from town.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,884
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,073
• Taxable income: $2,827
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $4,209/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 · 1 photo

Fair 45/100 Moderate rehab

This log home requires significant repairs and maintenance to improve its condition and value. Immediate attention to the roof, exterior, and flooring is necessary.

Repairs flagged

• Major roof — Severe weathering
• Major exterior — Overgrown vegetation
• Major flooring — Significant wear

Value-add opportunities

• Both Landscaping and exterior cleaning — Enhances curb appeal and value
• Both Painting interior and exterior — Improves appearance and value
• Both Roof repair — Critical for structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe weathering	Major	$15,000–50,000
exterior · Overgrown vegetation	Major	$15,000–50,000
flooring · Significant wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Enhances curb appeal and value ↑
• Both Painting interior and exterior — Improves appearance and value ↑
• Both Roof repair — Critical for structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 13,457

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

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 · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

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

5 events — show timeline

• 2025-12-05 Relisted — LAAR
• 2025-11-28 Pending — LAAR
• 2025-11-10 Relisted — LAAR
• 2025-09-01 Pending — LAAR
• 2025-07-15 Listed $140,000 LAAR