2510 Gilmer St · Caddo Mills, TX 75135

$139,500

2 bd · 2.0 ba · 720 sqft · SingleFamily public records · 33 Days on market

Built 1970 5,009 sqft 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a corner lot in the heart of Caddo Mills, this charming 2 bedroom, 1 bathroom home is full of potential and ready for someone to make it their own. Large mature trees provide plenty of shade and add to the inviting feel of the property. With a little TLC, this home could truly shine and become the perfect place for a small family, first-time buyer, or investment opportunity. Enjoy the convenience of in-town living while still having a cozy setting to call home. Don’t miss the chance to bring new life to this property and create something special in the growing community of Caddo Mills!

Key facts

• Large mature trees
• Corner lot
• In-town living

Tags

• CORNER LOT
• LARGE MATURE TREES
• IN-TOWN LIVING
• GROWING COMMUNITY

Property features AI

Finance

• Other: Property type: Residential (single-family); Subdivision: Catherine Havins; No known restrictions; Municipal utility district: No
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway parking; On-site parking; Outside parking
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Natural gas available; Overhead utilities; Sewer available; Asphalt access
• Home design: Single-family residence; Attached property; One story
• Construction: Built in 1970; Siding construction; Composition roof; Bois D'Arc post foundation
• Exterior features: Back yard wood fencing; Corner lot; Easements for utilities

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Breakfast bar; Built-in cabinets; Eat-in kitchen; Solid surface (non-natural) countertops; Plumbed for gas in kitchen
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom with split-bedroom layout and walk-in closet; Second bedroom with split-bedroom layout and walk-in closet
• Bathrooms: 1 full bathroom with separate shower and built-in cabinets
• Heating & cooling: Ceiling fan(s); Electric cooling; Window unit(s); Natural gas heating; Wall furnace
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; Paneling; Walk-in closet(s); Six total rooms; One living area; One dining area; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Separate utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.9% in Caddo Mills — 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 73/100 on livability (#216 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Caddo Mills ISD (rural): math 59% / reading 59% proficiency, ranked #60 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Frances And Jeannette Lee El (math 63% / reading 55%, grade B-, #455 of 4,322 statewide, top 11%, 571 students, 29% FRL); Caddo Mills Middle (math 51% / reading 53%, grade C+, #301 of 1,662 statewide, top 19%, 416 students, 28% FRL); Caddo Mills H S (math 72% / reading 77%, grade B+, #82 of 1,632 statewide, top 6%, 681 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 317 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1970 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.18% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.0

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,480
• Equity at exit: $20,800

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $21,733
• Equity at exit: $12,061

Cash invested: $39,060 (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 75135

• Home prices YoY: -13.5%
• Active inventory: 317
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $299

Break-even live

Break-even rent $1,271

Max offer price $139,500

Occupancy floor 77%

Sensitivity live

Price	-10% $378	-5% $339	+0% $299	+5% $260	+10% $221
Rent	-10% $169	-5% $234	+0% $299	+5% $365	+10% $430
Rate	-1.0pp $370	-0.5pp $335	base $299	+0.5pp $263	+1.0pp $227

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $139,500 Active 33 DOM
2. 2026-06-18
   days on market $139,500 Active 30 DOM
3. 2026-06-17
   days on market $139,500 Active 29 DOM
4. 2026-06-16
   days on market $139,500 Active 28 DOM
5. 2026-06-15
   days on market $139,500 Active 27 DOM
6. 2026-06-13
   days on market $139,500 Active 25 DOM
7. 2026-06-13
   days on market $139,500 Active 24 DOM
8. 2026-06-09
   days on market $139,500 Active 21 DOM
9. 2026-06-08
   days on market $139,500 Active 20 DOM
10. 2026-06-07
    days on market $139,500 Active 19 DOM
11. 2026-06-04
    days on market $139,500 Active 16 DOM
12. 2026-06-03
    days on market $139,500 Active 15 DOM
13. 2026-06-02
    days on market $139,500 Active 14 DOM
14. 2026-06-01
    days on market $139,500 Active 13 DOM
15. 2026-05-31
    days on market $139,500 Active 12 DOM
16. 2026-05-19
    listed $139,500 Active
17. 2001-04-17
    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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,802
• − Mortgage interest: −$7,814
• − Property taxes: −$2,574
• − Insurance: −$698
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,058
• Taxable income: $1,490
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $3,236/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: Caddo Mills ISD
• NCES district ID: 4812390
• Math proficiency: 59% ▼ -6.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,383
• Composite: 51.73/100
• National rank: #1684
• State rank: #60 of 826 in TX

Livability — Caddo Mills

• Score: 73/100
• State rank: #216
• US rank: #5332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caddo Mills, TX
• City population: 10,265
• Population (ZIP): 10,265

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 13% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.07%
• Current HPI: 275.2189
• 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

2 events — show timeline

• 2026-05-19 Listed $139,500 NTREIS
• 2001-04-17 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,574 · +0.2% YoY. Source: county tax records.