2113 Hendricks St · Gladewater, TX 75647

$190,000

3 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 62 Days on market

Built 1969 0.35 ac lot $119/sqft · at area comps Est $195k · at est.

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +8.7/15.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home lying in wait for new ownership. Lots of potential for a starter home with updates to this three-bedroom, two-bath home. Two living areas add appeal with a doorway to an open patio in the wood-fenced backyard. Lots of room for children to roam and also accommodate pets. Seller will leave both living areas with existing furniture, except for the recliner. Will also leave glass-front curio cabinet glass top kitchen table.

Key facts

• Open patio
• Two living areas
• Wood-fenced backyard

Tags

• OPEN PATIO
• WOOD-FENCED BACKYARD
• TWO LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $75 ($905/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.2% in Gladewater — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#805 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, 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.
• Zoned schools: Gladewater Pri (367 students, 90% FRL); Gladewater Middle (math 34% / reading 37%, grade F, #827 of 1,662 statewide, top 51%, 400 students, 78% FRL); Gladewater H S (math 27% / reading 42%, grade F, #963 of 1,632 statewide, top 61%, 459 students, 73% FRL) — zoned schools average 80% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $195,294
• List price: $190,000
• Delta: -2.71%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Chevy Chase St	0.18mi	3/2.0	1,572 (-1%)	22mo	$215,000	$137	72
2210 Oakridge Dr	0.33mi	3/2.0	1,816 (+14%)	15mo	$219,900	$121	49
2807 Hendricks St	0.53mi	4/2.0 (+1)	1,427 (-10%)	9mo	$198,900	$139	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-25,862
• Equity at exit: $28,330

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-15,835
• Equity at exit: $16,428

Cash invested: $53,200 (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 75647

• Home prices YoY: -8.2%
• Active inventory: 179
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$390 /mo · $4,674/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $75

Break-even live

Break-even rent $1,855

Max offer price $190,000

Occupancy floor 91%

Sensitivity live

Price	-10% $183	-5% $129	+0% $75	+5% $22	+10% $-32
Rent	-10% $-79	-5% $-2	+0% $75	+5% $152	+10% $229
Rate	-1.0pp $171	-0.5pp $124	base $75	+0.5pp $26	+1.0pp $-24

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	15d	1	1.05mi
109 Lyle St Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	15d	1	1.15mi

Listing history 11 events

1. 2026-05-11
   price $190,000 434-char remark

   Show marketing remark (434 chars)

   Great home lying in wait for new ownership. Lots of potential for a starter home with updates to this three-bedroom, two-bath home. Two living areas add appeal with a doorway to an open patio in the wood-fenced backyard. Lots of room for children to roam and also accommodate pets. Seller will leave both living areas with existing furniture, except for the recliner. Will also leave glass-front curio cabinet glass top kitchen table.

2. 2026-03-25
   listed $198,000 Active 434-char remark

   Show marketing remark (434 chars)

   Great home lying in wait for new ownership. Lots of potential for a starter home with updates to this three-bedroom, two-bath home. Two living areas add appeal with a doorway to an open patio in the wood-fenced backyard. Lots of room for children to roam and also accommodate pets. Seller will leave both living areas with existing furniture, except for the recliner. Will also leave glass-front curio cabinet glass top kitchen table.

3. 2026-03-01
   price $198,000
4. 2026-02-17
   price $210,000
5. 2026-02-17
   price $185,000
6. 2026-01-05
   price $235,000
7. 2025-11-11
   listed $249,900 Active
8. 2018-04-05
   soldstatus
9. 2016-10-13
   soldstatus
10. 2016-10-11
    soldstatus
11. 2016-07-11
    listed $99,900

ⓘ 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: $4,674 · $390/mo
• Projected year-2 tax: $4,674 · $390/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$10,643
• − Property taxes: −$4,674
• − Insurance: −$950
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,527
• Taxable loss: −$2,139
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,418/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: 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 — Gladewater

• Score: 64/100
• State rank: #805
• US rank: #14670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladewater, TX
• Population (ZIP): 13,457

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -27.12%
• Current HPI: 303.1316
• 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

+90.2% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $190,000 LAAR
• 2026-03-25 Listed $198,000 LAAR
• 2026-03-01 Price Changed $198,000 LAAR
• 2026-02-17 Price Changed $210,000 LAAR
• 2026-02-17 Price Changed $185,000 LAAR
• 2026-01-05 Price Changed $235,000 LAAR
• 2025-11-11 Listed $249,900 LAAR
• 2018-04-05 Sold (Public Records) — Public Records
• 2016-10-13 Sold (Public Records) — Public Records
• 2016-10-11 Sold (MLS) — LAAR
• 2016-07-11 Listed $99,900 LAAR

Property tax history

+4.8%/yr

Latest (2025): $4,674 · -0.2% YoY. Source: county tax records.