None · Gonzales, TX 78629

$79,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 286 Days on market

Built 1963 7,501 sqft lot $97/sqft · 37% below area Est $125k · 37% under ↓ 9% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or first-time buyers! This 2-bedroom, 1-bath single-family home offers 816 square feet of living space on a 0.1772-acre lot. Built in 1963, the property is ready for your updates, renovations, or creative vision. This home is a blank canvas — ideal for those looking to customize a space or add through improvements or additions. The layout includes a cozy living area, functional kitchen, two bedrooms, and a full bath. The lot provides ample outdoor space for a future garden, patio, or additional improvements. Whether you're considering a rental property, renovation project, or affordable homeownership, this property fits a variety of needs. Conveniently located just minutes from downtown Gonzales, you'll enjoy quick access to the city’s historic charm, including local museums, restaurants, boutique shopping, and community events. Gonzales offers a relaxed small-town lifestyle with the added benefit of major city access — approximately one hour to South Austin or San Antonio, two hours to Houston, and three hours to the Texas Gulf Coast. No garage or carport on site, but there is room for future additions or parking upgrades. Utilities and local services are available; buyer to verify all information. This property is being sold as-is. Don’t miss your chance to invest in one of South Central Texas’s most historic and conveniently located communities.

Key facts

• Functional kitchen
• Local museums
• Cozy living area

Tags

• OUTDOOR SPACE
• FUNCTIONAL KITCHEN
• COZY LIVING AREA
• LOCAL MUSEUMS
• BOUTIQUE SHOPPING
• COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.2% in Gonzales — 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 (#720 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Gonzales ISD (town): math 33% / reading 35% proficiency, ranked #540 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 120 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Gonzales County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gonzales County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 F-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. 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?
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: 1.57% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $125,274
• List price: $79,500
• Delta: -36.54%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Hopkins St	0.25mi	2/2.0	934 (+14%)	11mo	$113,000	$121	51
610 N Fair St	0.52mi	2/1.0	924 (+13%)	4mo	$215,000	$233	50
302 Botts St	0.68mi	2/1.0	800 (-2%)	18mo	$129,800	$162	50

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $17,620
• Equity at exit: $11,854

10-year hold

• IRR: 27.8%
• Equity multiple: 3.45×
• Total profit: $54,602
• Equity at exit: $6,874

Cash invested: $22,260 (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 78629

• Home prices YoY: -24.3%
• Active inventory: 120
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $479

Break-even live

Break-even rent $644

Max offer price $79,500

Occupancy floor 57%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Saint Matthew St Gonzales, TX	2.0	1.0	1055	$1,250	$1.18	44d	1	0.36mi

Listing history 18 events

1. 2026-06-18
   days on market $79,500 Active 286 DOM
2. 2026-06-17
   days on market $79,500 Active 285 DOM
3. 2026-06-16
   days on market $79,500 Active 284 DOM
4. 2026-06-15
   days on market $79,500 Active 283 DOM
5. 2026-06-13
   days on market $79,500 Active 281 DOM
6. 2026-06-12
   days on market $79,500 Active 280 DOM
7. 2026-06-09
   days on market $79,500 Active 277 DOM
8. 2026-06-08
   days on market $79,500 Active 276 DOM
9. 2026-06-08
   days on market $79,500 Active 275 DOM
10. 2026-06-03
    days on market $79,500 Active 271 DOM
11. 2026-06-02
    days on market $79,500 Active 270 DOM
12. 2026-06-01
    days on market $79,500 Active 269 DOM
13. 2026-05-31
    days on market $79,500 Active 268 DOM
14. 2026-05-20
    price $79,500 1432-char remark

    Show marketing remark (1432 chars)

    Great opportunity for investors or first-time buyers! This 2-bedroom, 1-bath single-family home offers 816 square feet of living space on a 0.1772-acre lot. Built in 1963, the property is ready for your updates, renovations, or creative vision. This home is a blank canvas — ideal for those looking to customize a space or add through improvements or additions. The layout includes a cozy living area, functional kitchen, two bedrooms, and a full bath. The lot provides ample outdoor space for a future garden, patio, or additional improvements. Whether you're considering a rental property, renovation project, or affordable homeownership, this property fits a variety of needs. Conveniently located just minutes from downtown Gonzales, you'll enjoy quick access to the city’s historic charm, including local museums, restaurants, boutique shopping, and community events. Gonzales offers a relaxed small-town lifestyle with the added benefit of major city access — approximately one hour to South Austin or San Antonio, two hours to Houston, and three hours to the Texas Gulf Coast. No garage or carport on site, but there is room for future additions or parking upgrades. Utilities and local services are available; buyer to verify all information. This property is being sold as-is. Don’t miss your chance to invest in one of South Central Texas’s most historic and conveniently located communities.

15. 2026-03-07
    status Active 1432-char remark

    Show marketing remark (1432 chars)

    Great opportunity for investors or first-time buyers! This 2-bedroom, 1-bath single-family home offers 816 square feet of living space on a 0.1772-acre lot. Built in 1963, the property is ready for your updates, renovations, or creative vision. This home is a blank canvas — ideal for those looking to customize a space or add through improvements or additions. The layout includes a cozy living area, functional kitchen, two bedrooms, and a full bath. The lot provides ample outdoor space for a future garden, patio, or additional improvements. Whether you're considering a rental property, renovation project, or affordable homeownership, this property fits a variety of needs. Conveniently located just minutes from downtown Gonzales, you'll enjoy quick access to the city’s historic charm, including local museums, restaurants, boutique shopping, and community events. Gonzales offers a relaxed small-town lifestyle with the added benefit of major city access — approximately one hour to South Austin or San Antonio, two hours to Houston, and three hours to the Texas Gulf Coast. No garage or carport on site, but there is room for future additions or parking upgrades. Utilities and local services are available; buyer to verify all information. This property is being sold as-is. Don’t miss your chance to invest in one of South Central Texas’s most historic and conveniently located communities.

16. 2026-02-27
    historical Active Under Contract 1432-char remark

    Show marketing remark (1432 chars)

    Great opportunity for investors or first-time buyers! This 2-bedroom, 1-bath single-family home offers 816 square feet of living space on a 0.1772-acre lot. Built in 1963, the property is ready for your updates, renovations, or creative vision. This home is a blank canvas — ideal for those looking to customize a space or add through improvements or additions. The layout includes a cozy living area, functional kitchen, two bedrooms, and a full bath. The lot provides ample outdoor space for a future garden, patio, or additional improvements. Whether you're considering a rental property, renovation project, or affordable homeownership, this property fits a variety of needs. Conveniently located just minutes from downtown Gonzales, you'll enjoy quick access to the city’s historic charm, including local museums, restaurants, boutique shopping, and community events. Gonzales offers a relaxed small-town lifestyle with the added benefit of major city access — approximately one hour to South Austin or San Antonio, two hours to Houston, and three hours to the Texas Gulf Coast. No garage or carport on site, but there is room for future additions or parking upgrades. Utilities and local services are available; buyer to verify all information. This property is being sold as-is. Don’t miss your chance to invest in one of South Central Texas’s most historic and conveniently located communities.

17. 2025-09-05
    listed $87,500 Active 1432-char remark

    Show marketing remark (1432 chars)

    Great opportunity for investors or first-time buyers! This 2-bedroom, 1-bath single-family home offers 816 square feet of living space on a 0.1772-acre lot. Built in 1963, the property is ready for your updates, renovations, or creative vision. This home is a blank canvas — ideal for those looking to customize a space or add through improvements or additions. The layout includes a cozy living area, functional kitchen, two bedrooms, and a full bath. The lot provides ample outdoor space for a future garden, patio, or additional improvements. Whether you're considering a rental property, renovation project, or affordable homeownership, this property fits a variety of needs. Conveniently located just minutes from downtown Gonzales, you'll enjoy quick access to the city’s historic charm, including local museums, restaurants, boutique shopping, and community events. Gonzales offers a relaxed small-town lifestyle with the added benefit of major city access — approximately one hour to South Austin or San Antonio, two hours to Houston, and three hours to the Texas Gulf Coast. No garage or carport on site, but there is room for future additions or parking upgrades. Utilities and local services are available; buyer to verify all information. This property is being sold as-is. Don’t miss your chance to invest in one of South Central Texas’s most historic and conveniently located communities.

18. 2007-09-07
    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: $701 · $58/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$753/yr (+$63/mo · 107.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$4,453
• − Property taxes: −$701
• − Insurance: −$398
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,313
• Taxable income: $4,735
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,612/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: Gonzales ISD
• NCES district ID: 4821060
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $44,230
• Composite: 28.97/100
• National rank: #6626
• State rank: #540 of 826 in TX

Livability — Gonzales

• Score: 65/100
• State rank: #720
• US rank: #13452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gonzales, TX
• City population: 12,380
• Population (ZIP): 12,380

Population outlook (Gonzales County) Hauer SSP2

• Today (2025): 22,246 people
• By 2030: 23,060 · +3.7%
• By 2040: 24,661 · +10.9%
• By 2050: 26,046 · +17.1%
• By 2075: 29,289 · +31.7%
• By 2100: 30,112 · +35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 52% White 39% Two or more races 20% Black 7%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 26%

Political lean MEDSL · Gonzales

• 2024 margin: Solid R (+54.8) · D 22.3% · R 77.1%
• 2008→2024 swing: -24.5pp toward R · 2008: -30.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+48.1 2016: R+47.8 2012: R+40.4 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.37%
• Current HPI: 178.7752
• 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

-9.1% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $79,500 CTXMLS
• 2026-03-07 Relisted — CTXMLS
• 2026-02-27 Contingent — CTXMLS
• 2025-09-05 Listed $87,500 CTXMLS
• 2007-09-07 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $701 · +12.1% YoY. Source: county tax records.