1210 Second St

Goldthwaite, TX 76844

$24,000A-

1 bd · 0.5 ba · 1,844 sqft · Built 2019 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $925/mo
• Mortgage (P&I): −$126
• Tax + insurance: −$40
• HOA: −$0
• Vac / Maint / Mgmt: −$194
• Net cashflow: $565/mo
• Annual: $6,782/yr
• Cap rate: 34.55%
• Cash-on-cash: 100.93%
• DSCR: 5.49
• 1% rule: 3.86%
• Cash to close: $6,720

Investor read

• This is a 1-bed/0.5-bath single-family listed at $24k.
• 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).
• It's been on market 17 days — a 2% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $24k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($166 loan paydown + $2k appreciation (8.2% local appreciation)).
• 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.
• 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.
• 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.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.