500 W Marshall Ave · Gladewater, TX 75647

$214,900

3 bd · 2.0 ba · 2,264 sqft · SingleFamily public records · 39 Days on market

Built 1960 9,365 sqft lot $95/sqft · 14% below area Est $250k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +10.6/30.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 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

Located in Gladewater, Tx, this 3 bedroom, 2 bath home offers a flexible floor plan at 2500 sq ft. The open-concept living, dining, and kitchen areas create an easy flow for everyday living and entertaining. A dedicated office provides additional space for work, hobbies, or storage. An unfinished bonus space with a private exterior entrance offers endless potential for customization to fit a variety of needs. Outside, the property features a covered 2-car carport, circular driveway for convenient access, and a fully fenced yard. Conveniently located near local amenities, this property offers space, versatility, and opportunity in the heart of Gladewater.

Key facts

• Covered carport
• Dedicated office
• Fully fenced yard

Tags

• DEDICATED OFFICE
• UNFINISHED BONUS SPACE
• PRIVATE EXTERIOR ENTRANCE
• COVERED CARPORT
• CIRCULAR DRIVEWAY
• FULLY FENCED YARD

Property features AI

Finance

• Other: Property is offered for sale; possession expected in 30–60 days; Listing status: Active
• HOA & community: No homeowners association

Exterior

• Parking: Covered/carport parking for 2 vehicles; Enclosed parking
• Utilities: City water; City sewer; Municipal utility district not applicable
• Home design: Single-family residence; One story; Built in 1960; Located in the Hillcrest subdivision
• Construction: Year built: 1960
• Exterior features: Lot under a quarter acre (approximately 0.22 acre); Circular driveway; Gated

Interior

• Kitchen: Dishwasher; Gas range; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with ensuite bath (12 x 10)
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; Kitchen island; Pantry
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (15.6% below list).
• Recommended offer: $181k (15.6% below list) — sets the bar for 1% rule.

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-, schools D+, amenities 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.
• Market conditions: 178 active listings in the ZIP; 193 units permitted in Gregg 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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, 57% 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 $181,422 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (median comp): $249,934
• List price: $214,900
• Delta: -14.02%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Willow	0.61mi	4/2.5 (+1)	2,370 (+5%)	19mo	$259,000	$109	41

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-41,592
• Equity at exit: $32,042

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-44,763
• Equity at exit: $18,581

Cash invested: $60,172 (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: 178
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$324 /mo · $3,888/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-107

Break-even live

Break-even rent $1,950

Max offer price $195,956

Occupancy floor —

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $214,900 Active 39 DOM
2. 2026-06-18
   days on market $214,900 Active 38 DOM
3. 2026-06-17
   days on market $214,900 Active 37 DOM
4. 2026-06-16
   days on market $214,900 Active 36 DOM
5. 2026-06-15
   days on market $214,900 Active 35 DOM
6. 2026-06-14
   days on market $214,900 Active 33 DOM
7. 2026-06-13
   days on market $214,900 Active 32 DOM
8. 2026-06-10
   days on market $214,900 Active 30 DOM
9. 2026-06-09
   days on market $214,900 Active 29 DOM
10. 2026-06-08
    days on market $214,900 Active 28 DOM
11. 2026-06-07
    days on market $214,900 Active 27 DOM
12. 2026-06-03
    days on market $214,900 Active 23 DOM
13. 2026-06-03
    price $214,900 Active 22 DOM
14. 2026-06-02
    days on market $219,900 Active 22 DOM

    Show marketing remark (662 chars)

    Located in Gladewater, Tx, this 3 bedroom, 2 bath home offers a flexible floor plan at 2500 sq ft. The open-concept living, dining, and kitchen areas create an easy flow for everyday living and entertaining. A dedicated office provides additional space for work, hobbies, or storage. An unfinished bonus space with a private exterior entrance offers endless potential for customization to fit a variety of needs. Outside, the property features a covered 2-car carport, circular driveway for convenient access, and a fully fenced yard. Conveniently located near local amenities, this property offers space, versatility, and opportunity in the heart of Gladewater.

15. 2026-06-01
    days on market $219,900 Active 21 DOM
16. 2026-05-31
    days on market $219,900 Active 20 DOM
17. 2026-05-30
    days on market $219,900 Active 19 DOM
18. 2026-05-11
    listed $224,900 Active 667-char remark
19. 2026-05-06
    listed $224,900 Active 662-char remark

    Show marketing remark (662 chars)

    Located in Gladewater, Tx, this 3 bedroom, 2 bath home offers a flexible floor plan at 2500 sq ft. The open-concept living, dining, and kitchen areas create an easy flow for everyday living and entertaining. A dedicated office provides additional space for work, hobbies, or storage. An unfinished bonus space with a private exterior entrance offers endless potential for customization to fit a variety of needs. Outside, the property features a covered 2-car carport, circular driveway for convenient access, and a fully fenced yard. Conveniently located near local amenities, this property offers space, versatility, and opportunity in the heart of Gladewater.

20. 2022-12-19
    listed $150,000
21. 2007-06-08
    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: $3,888 · $324/mo
• Projected year-2 tax: $3,933 · $328/mo
• Expected delta: +$45/yr (+$4/mo · 1.2%)

ⓘ 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 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,771
• − Mortgage interest: −$12,038
• − Property taxes: −$3,888
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,252
• Taxable loss: −$4,964
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $-95/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 (Gregg County) Hauer SSP2

• Today (2025): 125,947 people
• By 2030: 126,542 · +0.5%
• By 2040: 127,311 · +1.1%
• By 2050: 127,289 · +1.1%
• By 2075: 124,954 · -0.8%
• By 2100: 113,737 · -9.7%

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 · Gregg

• 2024 margin: Solid R (+42.2) · D 28.5% · R 70.7%
• 2008→2024 swing: -4.6pp toward R · 2008: -37.6pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+36.9 2016: R+41.3 2012: R+39.5 2008: R+37.6

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

+43.3% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $214,900 NTREIS
• 2026-06-02 Price Changed $214,900 LAAR
• 2026-05-24 Price Changed $219,900 NTREIS
• 2026-05-20 Price Changed $219,900 LAAR
• 2026-05-11 Listed $224,900 NTREIS
• 2026-05-06 Listed $224,900 LAAR
• 2022-12-19 Listed $150,000 LAAR
• 2007-06-08 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,888 · +7.2% YoY. Source: county tax records.