147 Pr 3297 · Gladewater, TX 75647

$120,000

3 bd · 1.5 ba · 864 sqft · SingleFamily · 253 Days on market

Built 1975 Fair condition 0.98 ac lot $139/sqft · 50% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away off FM 2685 and hidden by natural surroundings, this charming two-story home offers privacy, character, and peace. Featuring three bedrooms, 2.5 baths, and rustic log railings, the home's warm, well-defined layout provides a cozy alternative to the open-concept style. Ideal for investors, the property is currently tenant-occupied—providing immediate rental income. Or, for those seeking a private retreat just minutes from Gladewater, it offers a unique blend of charm and seclusion. Showings by appointment only to respect the current lease in place Current Tennant has a lease set to expire July 2026. Rental amounts in Confidential Agent Remarks.

Key facts

• Rustic log railings
• Private retreat
• 0.98 acre lot

Tags

• RUSTIC LOG RAILINGS
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.0% in Gladewater — 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 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; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $79,819
• List price: $120,000
• Delta: 50.34%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,067
• Equity at exit: $17,892

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $46,835
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $463

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 67%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $120,000 Active 253 DOM
2. 2026-06-18
   days on market $120,000 Active 252 DOM
3. 2026-06-17
   days on market $120,000 Active 251 DOM
4. 2026-06-16
   days on market $120,000 Active 250 DOM
5. 2026-06-15
   days on market $120,000 Active 249 DOM
6. 2026-06-14
   days on market $120,000 Active 247 DOM
7. 2026-06-13
   days on market $120,000 Active 246 DOM
8. 2026-06-10
   days on market $120,000 Active 244 DOM
9. 2026-06-09
   days on market $120,000 Active 243 DOM
10. 2026-06-08
    days on market $120,000 Active 242 DOM
11. 2026-06-07
    days on market $120,000 Active 241 DOM
12. 2026-06-03
    days on market $120,000 Active 237 DOM
13. 2026-06-02
    days on market $120,000 Active 236 DOM
14. 2026-06-01
    days on market $120,000 Active 235 DOM
15. 2026-05-31
    days on market $120,000 Active 234 DOM
16. 2026-05-30
    days on market $120,000 Active 233 DOM
17. 2025-10-10
    listed $120,000 Active 670-char remark

    Show marketing remark (670 chars)

    Tucked away off FM 2685 and hidden by natural surroundings, this charming two-story home offers privacy, character, and peace. Featuring three bedrooms, 2.5 baths, and rustic log railings, the home's warm, well-defined layout provides a cozy alternative to the open-concept style. Ideal for investors, the property is currently tenant-occupied—providing immediate rental income. Or, for those seeking a private retreat just minutes from Gladewater, it offers a unique blend of charm and seclusion. Showings by appointment only to respect the current lease in place Current Tennant has a lease set to expire July 2026. Rental amounts in Confidential Agent Remarks.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $19,629
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,491
• Taxable income: $3,876
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,625/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 · 5 photos

Fair 45/100 Moderate rehab

This two-story home requires significant repairs and maintenance, including exterior siding, flooring, and interior walls. Landscaping also needs attention. While currently tenant-occupied, the property has potential for increased value with targeted renovations.

Repairs flagged

• Major Exterior siding — Significant wear and tear.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Potential water damage and discoloration.
• Major Landscaping — Overgrown and in need of maintenance.

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics.
• Both Replace flooring — Improves living space and adds value.
• Both Landscaping maintenance — Enhances curb appeal and property value.
• Both Exterior siding repair — Improves curb appeal and property value.
• Both Interior wall repairs — Enhances interior aesthetics and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Potential water damage and discoloration.	Major	$15,000–50,000
Landscaping · Overgrown and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Replace flooring — Improves living space and adds value. ↑
• Both Landscaping maintenance — Enhances curb appeal and property value. ↑
• Both Exterior siding repair — Improves curb appeal and property value. ↑
• Both Interior wall repairs — Enhances interior aesthetics and property 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: 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

• 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

1 event — show timeline

• 2025-10-10 Listed $120,000 LAAR