1210 Second St · Goldthwaite, TX 76844

$24,000

1 bd · 0.5 ba · 1,844 sqft · SingleFamily public records · 17 Days on market

Built 2019 1,000 sqft lot ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a small 2 story cabin that is no longer needed for the sellers. The home consists of 640 square feet with a shingled roof and a covered front porch. Inside you will find the lower level has USB walls, laminate flooring, window unit, ceiling fan and staircase leading to 2nd level. On this floor there is a sink and a water closet with commode, ceiling fan. Floors and walls are USB. The seller has included a moving fee in the list price for a location in Mills County. Any thing other than Mills County would be at buyers expense. This would make a great hunters cabin to place on your property. Come take a look.

Key facts

• Covered front porch
• Laminate flooring
• Ceiling fan

Tags

• SHINGLED ROOF
• COVERED FRONT PORCH
• USB WALLS
• LAMINATE FLOORING
• WINDOW UNIT
• CEILING FAN

Property features AI

Finance

• Other: Cash and conventional financing considered; Listing is for sale and marked active
• Financial info: Treat as clear loan status; No second mortgage
• HOA & community: No association

Exterior

• Parking: No garage; No covered or carport spaces; No dedicated parking features
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Not attached to other units; Preowned (built in 2019); Located in the town of Goldthwaite
• Construction: Wood construction; Built in 2019
• Exterior features: Irregular lot; Hunters cabin on the property; No fencing

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom on the second level (Primary bedroom)
• Bathrooms: 1 bathroom (includes one half-bath count listed)
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Built-in features; Two levels; 2 total rooms; 2 living areas
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $24k).
• Recommended offer: $24k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.6% vs local median 1.7% in Goldthwaite — 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 65/100 on livability (#725 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment D, amenities F, commute F.
• Goldthwaite ISD (rural): math 65% / reading 63% proficiency, ranked #50 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Goldthwaite El (math 67% / reading 62%, grade B, #257 of 4,322 statewide, top 6%, 242 students, 52% FRL).
• Market conditions: 77 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($166 loan paydown + $2k appreciation (8.2% local appreciation)).
• Mills County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,640 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.86% ✓
• Cap rate: 34.55%
• Cash-on-cash: 100.93%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $258,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 N Parker St	0.11mi	2/2.0 (+1)	1,715 (-7%)	23mo	$239,500	$140	52

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

Projected returns pro-forma

8.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.88×
• Total profit: $46,218
• Equity at exit: $18,573

10-year hold

• IRR: —
• Equity multiple: 16.98×
• Total profit: $107,397
• Equity at exit: $37,196

Cash invested: $6,720 (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 76844

• Home prices YoY: 4.2%
• Active inventory: 77
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $565

Break-even live

Break-even rent $210

Max offer price $24,000

Occupancy floor 34%

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $24,000 Active 17 DOM
2. 2026-06-17
   days on market $24,000 Active 16 DOM
3. 2026-06-16
   days on market $24,000 Active 15 DOM
4. 2026-06-15
   days on market $24,000 Active 14 DOM
5. 2026-06-13
   days on market $24,000 Active 12 DOM
6. 2026-06-12
   days on market $24,000 Active 11 DOM
7. 2026-06-09
   days on market $24,000 Active 8 DOM
8. 2026-06-08
   days on market $24,000 Active 7 DOM
9. 2026-06-08
   days on market $24,000 Active 6 DOM
10. 2026-06-03
    days on market $24,000 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $24,000 Active 1 DOM
12. 2026-05-31
    days on market $29,000 Active 193 DOM
13. 2026-01-05
    price $29,000
14. 2025-11-18
    listed $33,000 Active
15. 1993-03-17
    soldstatus

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,105
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$698
• Taxable income: $6,805
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $5,149/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: Goldthwaite ISD
• NCES district ID: 4821000
• Math proficiency: 65% ▼ -5.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $40,846
• Composite: 53.53/100
• National rank: #1447
• State rank: #50 of 826 in TX

Livability — Goldthwaite

• Score: 65/100
• State rank: #725
• US rank: #13478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldthwaite, TX
• Population (ZIP): 3,202

Population outlook (Mills County) Hauer SSP2

• Today (2025): 4,793 people
• By 2030: 4,723 · -1.5%
• By 2040: 4,562 · -4.8%
• By 2050: 4,366 · -8.9%
• By 2075: 4,053 · -15.4%
• By 2100: 3,628 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 15%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 8% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Mills

• 2024 margin: Solid R (+76.9) · D 11.3% · R 88.2%
• 2008→2024 swing: -14.7pp toward R · 2008: -62.2pp · 2024: -76.9pp
• All cycles: 2024: R+76.9 2020: R+77.7 2016: R+76.3 2012: R+73.0 2008: R+62.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.21%
• Current HPI: 205.1126
• 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

-12.1% since first listed

3 events — show timeline

• 2026-01-05 Price Changed $29,000 NTREIS
• 2025-11-18 Listed $33,000 NTREIS
• 1993-03-17 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,011 · +6.1% YoY. Source: county tax records.