601 Gladys St · Lone Oak, TX 75453

$129,900

4 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 29 Days on market

Built 1905 3.75 ac lot $73/sqft · 50% below area Est $259k · 50% under ↓ 7% since listing

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Why this score? — see what drove the B 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 +22.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• DSCR +7.1/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits at 601 Gladys St in Lone Oak! Situated on approximately 3.75 acres with a pond, this property offers exceptional potential for investors, builders, or buyers looking for land in a growing area. This property is being sold as-is, in value for the land only. Whether you're looking to renovate, remove and rebuild, or hold as an investment, this property presents a rare chance to secure acreage with valuable features inside city limits. Bring your vision and unlock the possibilities this unique tract has to offer.

Key facts

• Unique tract
• Pond
• Inside city limits

Tags

• 3.75 ACRES
• POND
• INSIDE CITY LIMITS
• UNIQUE TRACT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.2% in Lone Oak — 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 53/100 on livability (#1,438 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D+, crime F.
• Lone Oak ISD (rural): math 42% / reading 43% proficiency, ranked #310 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 6.1

CMA / ARV

• ARV (median comp): $258,576
• List price: $129,900
• Delta: -49.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Gladys St	0.00mi	4/2.0	1,780 (0%)	1mo	$129,900	$73	99
705 Gladys St	0.13mi	3/2.0 (-1)	1,920 (+8%)	12mo	$395,000	$206	66
300 Church St	0.46mi	3/2.0 (-1)	1,771 (-0%)	21mo	$232,000	$131	56
418 Mesa	0.63mi	4/2.0	1,670 (-6%)	14mo	$269,000	$161	49
103 Division St	0.49mi	5/3.0 (+1)	1,976 (+11%)	2mo	$225,000	$114	48
416 Mesa	0.61mi	3/2.0 (-1)	1,992 (+12%)	10mo	$304,900	$153	39
421 Mesa	0.63mi	4/2.0	1,961 (+10%)	20mo	$315,000	$161	37
424 Mesa Dr	0.67mi	3/2.0 (-1)	1,600 (-10%)	16mo	$284,900	$178	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.32×
• Total profit: $84,216
• Equity at exit: $117,024

10-year hold

• IRR: 25.5%
• Equity multiple: 7.54×
• Total profit: $237,981
• Equity at exit: $252,367

Cash invested: $36,372 (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 75453

• Home prices YoY: 25.2%
• Active inventory: 115
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$454 /mo · $5,443/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $208

Break-even live

Break-even rent $1,505

Max offer price $129,900

Occupancy floor 83%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending 534-char remark

   Show marketing remark (534 chars)

   Opportunity awaits at 601 Gladys St in Lone Oak! Situated on approximately 3.75 acres with a pond, this property offers exceptional potential for investors, builders, or buyers looking for land in a growing area. This property is being sold as-is, in value for the land only. Whether you're looking to renovate, remove and rebuild, or hold as an investment, this property presents a rare chance to secure acreage with valuable features inside city limits. Bring your vision and unlock the possibilities this unique tract has to offer.

2. 2026-05-08
   historical Active Option Contract 534-char remark

   Show marketing remark (534 chars)

   Opportunity awaits at 601 Gladys St in Lone Oak! Situated on approximately 3.75 acres with a pond, this property offers exceptional potential for investors, builders, or buyers looking for land in a growing area. This property is being sold as-is, in value for the land only. Whether you're looking to renovate, remove and rebuild, or hold as an investment, this property presents a rare chance to secure acreage with valuable features inside city limits. Bring your vision and unlock the possibilities this unique tract has to offer.

3. 2026-05-07
   price $129,900 534-char remark

   Show marketing remark (534 chars)

   Opportunity awaits at 601 Gladys St in Lone Oak! Situated on approximately 3.75 acres with a pond, this property offers exceptional potential for investors, builders, or buyers looking for land in a growing area. This property is being sold as-is, in value for the land only. Whether you're looking to renovate, remove and rebuild, or hold as an investment, this property presents a rare chance to secure acreage with valuable features inside city limits. Bring your vision and unlock the possibilities this unique tract has to offer.

4. 2026-04-16
   listed $139,900 Active 534-char remark

   Show marketing remark (534 chars)

   Opportunity awaits at 601 Gladys St in Lone Oak! Situated on approximately 3.75 acres with a pond, this property offers exceptional potential for investors, builders, or buyers looking for land in a growing area. This property is being sold as-is, in value for the land only. Whether you're looking to renovate, remove and rebuild, or hold as an investment, this property presents a rare chance to secure acreage with valuable features inside city limits. Bring your vision and unlock the possibilities this unique tract has to offer.

5. 2026-04-10
   soldstatus
6. 2021-07-09
   soldstatus

ⓘ 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: $5,443 · $454/mo
• Projected year-2 tax: $5,443 · $454/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,222
• − Mortgage interest: −$7,276
• − Property taxes: −$5,443
• − Insurance: −$650
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$3,779
• Taxable income: $679
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,336/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: Lone Oak ISD
• NCES district ID: 4828020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $51,628
• Composite: 36.72/100
• National rank: #4593
• State rank: #310 of 826 in TX

Livability — Lone Oak

• Score: 53/100
• State rank: #1438
• US rank: #24556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lone Oak, TX
• Population (ZIP): 2,832

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Portuguese 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 51.45%
• Current HPI: 255.6167
• 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

-7.1% since first listed

6 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-05-07 Price Changed $129,900 NTREIS
• 2026-04-16 Listed $139,900 NTREIS
• 2026-04-10 Sold (Public Records) — Public Records
• 2021-07-09 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,443 · +15.4% YoY. Source: county tax records.