1310 N Mesquite St N · Goldthwaite, TX 76844

$100,000

1 bd · 0.5 ba · 960 sqft · SingleFamily · 17 Days on market

Built 2014 Good condition 5,227 sqft lot Est $125k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +9.1/10.0
• Schools +5.4/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

2014 hardy board building with metal roof. Containing 960 square feet with 2 large rooms, a bedroom, a half bath and kitchen and laundry room combo. This property has several possibilities. Could be used as an original beauty shop, office or with a little construction an apartment, or moved to a property and used as a hunters cabin. If moved, that would be at the expense of buyer.

Key facts

• 5,227 sq ft lot
• Built 2014
• Listed 17 days

Property features AI

Finance

• Other: No accessory unit; No restrictions; Horse not permitted
• Financial info: Listing terms: Cash or Conventional; Second mortgage: none; Special taxing entities: no
• HOA & community: No association

Exterior

• Parking: On-site gravel parking; No garage or covered/carport spaces
• Security: Security features: Unknown
• Utilities: City water; City sewer; Electricity connected; Asphalt access; Not in a municipal utility district
• Home design: Single-family residence (attached); Built in 2014; Preowned condition; Located in the Queen Addn subdivision
• Construction: Fiber cement and siding exterior; Pillar/post/pier foundation
• Exterior features: Cleared lot; Corner lot; No backyard grass; No fencing; Easements for utilities

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 1 bedroom (on main level)
• Bathrooms: 1 half bathroom (on main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative lighting; One-level layout; 6 total rooms; 1 living area; 1 dining area
• Laundry & utility: Washer hookup in kitchen; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($239/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (10.0% below list).
• Recommended offer: $90k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,000 (10.0% 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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Reynolds St	0.25mi	2/1.0 (+1)	992 (+3%)	4mo	$129,000	$130	72
1605 Reynolds St	0.33mi	2/1.0 (+1)	924 (-4%)	15mo	$68,000	$74	59
1412 8th St	0.50mi	2/1.0 (+1)	912 (-5%)	8mo	$49,000	$54	55
805 Hutchings	0.44mi	2/1.0 (+1)	1,024 (+7%)	24mo	$155,500	$152	41

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: 21.1%
• Equity multiple: 2.56×
• Total profit: $43,807
• Equity at exit: $77,388

10-year hold

• IRR: 19.4%
• Equity multiple: 5.51×
• Total profit: $126,253
• Equity at exit: $154,984

Cash invested: $28,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $20

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 93%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Reynolds St Goldthwaite, TX	2.0	1.0	1000	$900	$0.90	44d	1	0.56mi

Listing history 14 events

1. 2026-06-18
   days on market $100,000 Active 17 DOM
2. 2026-06-17
   days on market $100,000 Active 16 DOM
3. 2026-06-16
   days on market $100,000 Active 15 DOM
4. 2026-06-15
   days on market $100,000 Active 14 DOM
5. 2026-06-13
   days on market $100,000 Active 12 DOM
6. 2026-06-12
   days on market $100,000 Active 11 DOM
7. 2026-06-09
   days on market $100,000 Active 8 DOM
8. 2026-06-08
   days on market $100,000 Active 7 DOM
9. 2026-06-08
   days on market $100,000 Active 6 DOM
10. 2026-06-03
    days on market $100,000 Active 2 DOM
11. 2026-06-02
    remarks 383-char remark
12. 2026-06-02
    days on marketlisting id $100,000 Active 1 DOM
13. 2026-05-31
    days on market $100,000 Active 182 DOM
14. 2025-11-30
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,909
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $584/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 · 8 photos

Good 75/100 Cosmetic rehab

This property is in good condition with cosmetic updates needed to enhance its value. The interior walls and flooring show signs of wear, and the exterior siding is weathered. Painting, replacing cabinets and flooring, and improving landscaping would significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom shelf and wall — Needs cleaning
• Minor Exterior siding — Weathered appearance
• Minor Hardwood floors — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace hardwood floors — New flooring enhances aesthetics and value
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom shelf and wall · Needs cleaning	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Hardwood floors · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace hardwood floors — New flooring enhances aesthetics and value ↑
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and value ↑

ⓘ 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: 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

1 event — show timeline

• 2025-11-30 Listed $100,000 NTREIS