210 E Roberts St · Gorman, TX 76454

$90,000

3 bd · 1.0 ba · 2,023 sqft · SingleFamily public records · 46 Days on market

Built 1938 8,625 sqft lot $44/sqft · 44% below area Est $160k · 44% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3 bedroom, 2 bathroom home nestled in a quiet small-town setting. Kitchen has small dining area, with a larger formal dining room adjacent. 2 living areas, as well as a large laundry room with storage and sink. Primary bedroom has on suite bathroom and its own attached living area with gas log fireplace. Property has several mature shade trees a nice sized backyard as well two car eagle type carport and an older 20'x27' shed. Older home that could benefit from some cosmetic updates. Property is priced with buyers remodel budget in mind. Seller also owns a larger lot that shares part of the property line on the west (102 W Briscoe). Would consider including it with the right offer.

Key facts

• Formal dining room
• Nice sized backyard
• Two living areas

Tags

• SMALL DINING AREA
• FORMAL DINING ROOM
• TWO LIVING AREAS
• LARGE LAUNDRY ROOM
• MATURE SHADE TREES
• NICE SIZED BACKYARD

Property features AI

Finance

• Other: No restrictions; Possession at closing/funding
• Financial info: Listing offers cash, conventional, or contact-agent financing options
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces; Additional parking
• Utilities: City water; City sewer; Asphalt road access; No municipal utility district
• Home design: Single-family residence; One story; Residential property; No accessibility adaptations noted
• Construction: Built in 1938; Brick and wood construction; Composition/shingle roof; Pillar/post/pier and slab foundation
• Exterior features: Covered patio/porch; Few trees on lot; Barn(s) on property; Alley access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: Primary bedroom on level 1 with ensuite bath
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fans
• Interior features: Eat-in kitchen; High-speed internet available; Two living areas; Two dining areas; One-level layout; Brick fireplace with gas logs
• Laundry & utility: Washer/dryer connections available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#906 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Gorman ISD (rural): math 35% / reading 35% proficiency, ranked #928 of 1,141 in TX (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maxfield El (math 24% / reading 34%, grade F, #2,525 of 4,322 statewide, top 62%, 105 students, 77% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 10 units permitted in Eastland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.4% local appreciation)).
• Eastland County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $159,573
• List price: $90,000
• Delta: -43.60%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N Winkler St	0.34mi	3/2.0	2,200 (+9%)	2mo	$159,900	$73	64
723 N Kent St	0.54mi	3/2.0	2,000 (-1%)	12mo	$114,000	$57	58
419 S Pershing St	0.48mi	3/2.0	1,870 (-8%)	5mo	$230,000	$123	57
311 W Rogan	0.52mi	4/1.0 (+1)	2,175 (+8%)	22mo	$75,000	$34	40
543 N Kent St	0.44mi	4/2.0 (+1)	1,800 (-11%)	21mo	$54,900	$31	34

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

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.12×
• Total profit: $28,142
• Equity at exit: $32,865

10-year hold

• IRR: 23.9%
• Equity multiple: 4.00×
• Total profit: $75,477
• Equity at exit: $45,379

Cash invested: $25,200 (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 76454

• Home prices YoY: 1.7%
• Active inventory: 23
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $383

Break-even live

Break-even rent $796

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $434	-5% $409	+0% $383	+5% $358	+10% $333
Rent	-10% $282	-5% $333	+0% $383	+5% $434	+10% $485
Rate	-1.0pp $429	-0.5pp $406	base $383	+0.5pp $360	+1.0pp $336

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 46 DOM
2. 2026-06-18
   days on market $90,000 Active 44 DOM
3. 2026-06-17
   days on market $90,000 Active 43 DOM
4. 2026-06-16
   days on market $90,000 Active 42 DOM
5. 2026-06-15
   days on market $90,000 Active 41 DOM
6. 2026-06-13
   days on market $90,000 Active 39 DOM
7. 2026-06-12
   days on market $90,000 Active 38 DOM
8. 2026-06-09
   days on market $90,000 Active 35 DOM
9. 2026-06-08
   days on market $90,000 Active 34 DOM
10. 2026-06-08
    days on market $90,000 Active 33 DOM
11. 2026-06-05
    days on market $90,000 Active 31 DOM
12. 2026-06-03
    days on market $90,000 Active 29 DOM
13. 2026-06-02
    days on market $90,000 Active 28 DOM
14. 2026-06-01
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    days on market $90,000 Active 26 DOM
16. 2026-05-17
    historical Active Option Contract 698-char remark
17. 2026-05-05
    listed $90,000 Active 698-char remark

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$211/yr (+$18/mo · 14.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,382
• − Mortgage interest: −$5,041
• − Property taxes: −$1,436
• − Insurance: −$450
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,618
• Taxable income: $3,375
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,792/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: Gorman ISD
• NCES district ID: 4821270
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $33,767
• Composite: 31.43/100
• National rank: #11200
• State rank: #928 of 1141 in TX

Livability — Gorman

• Score: 62/100
• State rank: #906
• US rank: #16249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gorman, TX
• Population (ZIP): 1,396

Population outlook (Eastland County) Hauer SSP2

• Today (2025): 17,433 people
• By 2030: 16,908 · -3.0%
• By 2040: 15,855 · -9.1%
• By 2050: 14,906 · -14.5%
• By 2075: 12,843 · -26.3%
• By 2100: 10,344 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 18% Black 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 17% Slovak 4% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Eastland

• 2024 margin: Solid R (+77.5) · D 11.0% · R 88.5%
• 2008→2024 swing: -17.6pp toward R · 2008: -59.8pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.4 2016: R+75.4 2012: R+68.9 2008: R+59.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 85.4066
• 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

3 events — show timeline

• 2026-05-23 Relisted — NTREIS
• 2026-05-17 Contingent — NTREIS
• 2026-05-05 Listed $90,000 NTREIS

Property tax history

+0.0%/yr

Latest (2025): $1,436 · -28.6% YoY. Source: county tax records.