111 W Gay Ave · Gladewater, TX 75647

$169,500

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 41 Days on market

Built 1951 7,405 sqft lot $125/sqft · at area comps Est $175k · at est.

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Why this score? — see what drove the C+ 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 +25.4/30.0
• ARV discount +8.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• 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

CHARMING AND FRESHLY UPDATED, this 3 bedroom/2 Bath home has original hardwood flooring in some rooms and vinyl plank flooring in others. Updated electrical, new windows, appliances, and HVAC system. The home also has new roof shingles that were replaced in 2025. The lovely backyard with privacy fencing and a pergola is waiting for your enjoyment. A lovely place to live across from the Gladewater Primary school and a half a block from St. Hwy 271, as the main road to downtown Gladewater, where it is known as the antique capital of Texas. This one could be the home you have been looking for, so call and make an appointment to see this cute home.

Key facts

• Updated electrical
• New appliances
• Vinyl plank flooring

Tags

• ORIGINAL HARDWOOD FLOORING
• VINYL PLANK FLOORING
• UPDATED ELECTRICAL
• NEW WINDOWS
• NEW APPLIANCES
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 2 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $174,973
• List price: $169,500
• Delta: -3.13%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 E Broadway Ave	0.65mi	2/2.0 (-1)	1,393 (+3%)	6mo	$194,900	$140	54

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,466
• Equity at exit: $25,273

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $30,086
• Equity at exit: $14,655

Cash invested: $47,460 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $392

Break-even live

Break-even rent $1,453

Max offer price $169,500

Occupancy floor 75%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Lyle St Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	13d	1	0.30mi
502 Jeanette Ave Gladewater, TX	3.0	2.0	1385	$1,950	$1.41	13d	1	0.41mi

Listing history 4 events

1. 2026-04-27
   status Pending 653-char remark

   Show marketing remark (653 chars)

   CHARMING AND FRESHLY UPDATED, this 3 bedroom/2 Bath home has original hardwood flooring in some rooms and vinyl plank flooring in others. Updated electrical, new windows, appliances, and HVAC system. The home also has new roof shingles that were replaced in 2025. The lovely backyard with privacy fencing and a pergola is waiting for your enjoyment. A lovely place to live across from the Gladewater Primary school and a half a block from St. Hwy 271, as the main road to downtown Gladewater, where it is known as the antique capital of Texas. This one could be the home you have been looking for, so call and make an appointment to see this cute home.

2. 2026-04-19
   listed $169,500 Active 653-char remark

   Show marketing remark (653 chars)

   CHARMING AND FRESHLY UPDATED, this 3 bedroom/2 Bath home has original hardwood flooring in some rooms and vinyl plank flooring in others. Updated electrical, new windows, appliances, and HVAC system. The home also has new roof shingles that were replaced in 2025. The lovely backyard with privacy fencing and a pergola is waiting for your enjoyment. A lovely place to live across from the Gladewater Primary school and a half a block from St. Hwy 271, as the main road to downtown Gladewater, where it is known as the antique capital of Texas. This one could be the home you have been looking for, so call and make an appointment to see this cute home.

3. 2026-04-17
   listed $169,500 Active 653-char remark

   Show marketing remark (653 chars)

   CHARMING AND FRESHLY UPDATED, this 3 bedroom/2 Bath home has original hardwood flooring in some rooms and vinyl plank flooring in others. Updated electrical, new windows, appliances, and HVAC system. The home also has new roof shingles that were replaced in 2025. The lovely backyard with privacy fencing and a pergola is waiting for your enjoyment. A lovely place to live across from the Gladewater Primary school and a half a block from St. Hwy 271, as the main road to downtown Gladewater, where it is known as the antique capital of Texas. This one could be the home you have been looking for, so call and make an appointment to see this cute home.

4. 2026-01-28
   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: $2,265 · $189/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$837/yr (+$70/mo · 37.0%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $23,400
• − Mortgage interest: −$9,495
• − Property taxes: −$2,265
• − Insurance: −$848
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,931
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $4,199/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

+0.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — GTAR
• 2026-04-19 Listed $169,500 GTAR
• 2026-04-17 Listed $169,500 LAAR
• 2026-01-28 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,265 · +31.6% YoY. Source: county tax records.