129 Red Pine Cir · Gilmer, TX 75755

$79,900

1 bd · 1.0 ba · 448 sqft · SingleFamily public records · 340 Days on market

Built 2024 Good condition 0.52 ac lot ↓ 6% since listing

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

Key facts

• Half acre
• Storage building
• Carport

Tags

• HALF ACRE
• CARPORT
• STORAGE BUILDING
• MINI SPLIT HEAT AND AC
• KITCHEN EATING COMBO
• AEROBIC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.9% in Gilmer — 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 57/100 on livability (#1,257 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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: 101 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 $552 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.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• 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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,770
• Equity at exit: $11,913

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $12,928
• Equity at exit: $6,908

Cash invested: $22,372 (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 75755

• Home prices YoY: -18.6%
• Active inventory: 101
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $175

Break-even live

Break-even rent $726

Max offer price $79,900

Occupancy floor 77%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $79,900 Active 340 DOM
2. 2026-06-18
   days on market $79,900 Active 339 DOM
3. 2026-06-17
   days on market $79,900 Active 338 DOM
4. 2026-06-16
   days on market $79,900 Active 337 DOM
5. 2026-06-15
   days on market $79,900 Active 336 DOM
6. 2026-06-14
   days on market $79,900 Active 334 DOM
7. 2026-06-13
   days on market $79,900 Active 333 DOM
8. 2026-06-10
   days on market $79,900 Active 331 DOM
9. 2026-06-09
   days on market $79,900 Active 330 DOM
10. 2026-06-08
    days on market $79,900 Active 329 DOM
11. 2026-06-07
    days on market $79,900 Active 328 DOM
12. 2026-06-03
    days on market $79,900 Active 324 DOM
13. 2026-06-02
    days on market $79,900 Active 323 DOM
14. 2026-06-01
    days on market $79,900 Active 322 DOM
15. 2026-05-31
    days on market $79,900 Active 321 DOM
16. 2026-05-30
    days on market $79,900 Active 320 DOM
17. 2026-04-14
    price $79,900 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

18. 2026-04-14
    price $79,900 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

19. 2026-02-23
    price $80,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

20. 2026-02-23
    price $80,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

21. 2026-01-06
    price $80,500 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

22. 2026-01-06
    price $80,500 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

23. 2025-11-12
    price $81,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

24. 2025-11-12
    price $81,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

25. 2025-09-10
    price $82,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

26. 2025-09-10
    price $82,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

27. 2025-08-20
    price $84,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

28. 2025-08-20
    price $84,000 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

29. 2025-07-30
    price $84,500 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

30. 2025-07-30
    price $84,500 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

31. 2025-07-16
    listed $84,900 Active 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

32. 2025-07-14
    listed $84,900 Active 286-char remark

    Show marketing remark (286 chars)

    CUTE LITTLE 1 BED 1 BATH ON OVER A HALF ACRE. BUILT IN 2024, NICE CARPORT AND STORAGE BUILDING, MINI SPLIT HEAT AND AC. KITCHEN EATING COMBO, SPACE FOR STACK WASHER AND DRYER, AEROBIC SYSTEM IS 2024 AS WELL. ALL SET UP AND READY TO MOVE IN. PRICED TO SELL. DON'T LET THIS ONE SLIP AWAY.

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$8/yr (+$1/mo · 0.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,371
• − Mortgage interest: −$4,476
• − Property taxes: −$1,454
• − Insurance: −$400
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,324
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,885/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 · 12 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor repairs to the kitchen countertops and cabinets. The home is move-in ready and has a good resale and rental value with updates like painting and organizing the kitchen.

Repairs flagged

• Minor kitchen countertops — Cluttered with items
• Minor kitchen cabinets — Cluttered with items

Value-add opportunities

• Both paint interior walls — Fresh paint can improve curb appeal and interior aesthetics
• Both organize kitchen countertops — A clutter-free space is more appealing and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Cluttered with items	Minor	$500–3,000
kitchen cabinets · Cluttered with items	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both organize kitchen countertops — A clutter-free space is more appealing and functional ↑

ⓘ 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 — Gilmer

• Score: 57/100
• State rank: #1257
• US rank: #21903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,863

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 (81%)
• Race & ethnicity: White 81% Black 13% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -43.30%
• Current HPI: 189.9675
• 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

-5.9% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $79,900 LAAR
• 2026-04-14 Price Changed $79,900 GTAR
• 2026-02-23 Price Changed $80,000 LAAR
• 2026-02-23 Price Changed $80,000 GTAR
• 2026-01-06 Price Changed $80,500 GTAR
• 2026-01-06 Price Changed $80,500 LAAR
• 2025-11-12 Price Changed $81,000 LAAR
• 2025-11-12 Price Changed $81,000 GTAR
• 2025-09-10 Price Changed $82,000 LAAR
• 2025-09-10 Price Changed $82,000 GTAR
• 2025-08-20 Price Changed $84,000 LAAR
• 2025-08-20 Price Changed $84,000 GTAR
• 2025-07-30 Price Changed $84,500 LAAR
• 2025-07-30 Price Changed $84,500 GTAR
• 2025-07-16 Listed $84,900 GTAR
• 2025-07-14 Listed $84,900 LAAR

Property tax history

+105.8%/yr

Latest (2025): $1,454 · +7.1% YoY. Source: county tax records.