2512 Bridge St · Gatesville, TX 76528

$60,000

3 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 157 Days on market

Built 1940 8,015 sqft lot $40/sqft · 67% below area ↓ 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Situated on a charming street, this property is full of potential and just needs a bit of TLC. Owner financing is available, making this an excellent option for investors or buyers looking to renovate and build equity. The home sits on an approximately 8,010 sq ft lot, offering ample space for outdoor living, storage, or future improvements. With its generous lot size and solid opportunity for customization, this property is ready to be transformed into something special. Enjoy small-town charm with convenient access to nearby services. Sold as-is.

Key facts

• 8,015 sq ft lot
• Built 1940
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 3.9% in Gatesville — 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 (#702 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Gatesville ISD (town): math 38% / reading 42% proficiency, ranked #409 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 50% chance of damaging wind over 30y; major 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.48% ✓
• Cap rate: 19.94%
• Cash-on-cash: 48.74%
• DSCR: 3.17
• GRM: 3.4

CMA / ARV

• ARV (median comp): $179,297
• List price: $60,000
• Delta: -66.54%
• 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
124 Cottonwood Dr	0.34mi	3/2.0	1,460 (-3%)	1mo	$191,830	$131	75
104 Austin St	0.26mi	3/2.0	1,462 (-3%)	17mo	$139,000	$95	65
106 Dixon Dr	0.19mi	2/2.0 (-1)	1,458 (-3%)	21mo	$205,000	$141	60
217 Spindletop St	0.54mi	3/2.0	1,347 (-10%)	5mo	$208,000	$154	49
120 N 29th St	0.74mi	3/2.0	1,624 (+8%)	2mo	$227,000	$140	47
101 Surrey Ln	0.74mi	3/2.0	1,386 (-8%)	12mo	$187,000	$135	38
117 N 28th St	0.65mi	4/2.0 (+1)	1,346 (-10%)	7mo	$130,000	$97	38
2004 Saunders St	0.66mi	4/2.0 (+1)	1,416 (-6%)	20mo	$100,000	$71	34

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: 41.0%
• Equity multiple: 2.76×
• Total profit: $29,620
• Equity at exit: $8,946

10-year hold

• IRR: 47.3%
• Equity multiple: 5.57×
• Total profit: $76,765
• Equity at exit: $5,188

Cash invested: $16,800 (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 76528

• Home prices YoY: -24.2%
• Active inventory: 222
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$315
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $616

Break-even live

Break-even rent $710

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Oak Lane Dr Gatesville, TX	3.0	2.0	1170	$1,550	$1.32	13d	1	0.30mi
1315 Greens Private Dr Gatesville, TX	3.0	2.0	1600	$1,350	$0.84	13d	1	0.75mi
204 S 34th St Apt A Gatesville, TX	3.0	2.0	1294	$1,300	$1.00	21d	1	0.91mi
204 S 34th St Apt B Gatesville, TX	3.0	2.0	1294	$1,300	$1.00	43d	1	0.91mi
248 Old Osage Rd Unit 410 Gatesville, TX	2.0	2.0	1218	$763	$0.63	13d	1	1.15mi
3506 Canyon Xing Gatesville, TX	3.0	2.0	1400	$1,595	$1.14	13d	1	1.18mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $60,000 Pending 157 DOM
2. 2026-06-10
   days on market $60,000 Active 155 DOM
3. 2026-06-09
   days on market $60,000 Active 154 DOM
4. 2026-06-08
   days on market $60,000 Active 153 DOM
5. 2026-06-07
   days on market $60,000 Active 152 DOM
6. 2026-06-05
   days on market $60,000 Active 149 DOM
7. 2026-06-03
   days on market $60,000 Active 148 DOM
8. 2026-06-02
   days on market $60,000 Active 147 DOM
9. 2026-06-01
   days on market $60,000 Active 146 DOM
10. 2026-05-31
    days on market $60,000 Active 145 DOM
11. 2026-05-30
    days on market $60,000 Active 144 DOM
12. 2026-01-06
    listed $70,000 Active 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity! Situated on a charming street, this property is full of potential and just needs a bit of TLC. Owner financing is available, making this an excellent option for investors or buyers looking to renovate and build equity. The home sits on an approximately 8,010 sq ft lot, offering ample space for outdoor living, storage, or future improvements. With its generous lot size and solid opportunity for customization, this property is ready to be transformed into something special. Enjoy small-town charm with convenient access to nearby services. Sold as-is.

13. 2023-04-21
    historical
14. 2023-03-28
    price $60,000
15. 2023-03-02
    listed $85,000 Active
16. 2020-12-08
    soldstatus
17. 2007-07-24
    soldstatus
18. 1999-08-02
    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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $17,881
• − Mortgage interest: −$3,361
• − Property taxes: −$1,862
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$1,745
• Taxable income: $6,955
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $5,722/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: Gatesville ISD
• NCES district ID: 4820500
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,114
• Composite: 34.21/100
• National rank: #5264
• State rank: #409 of 826 in TX

Livability — Gatesville

• Score: 65/100
• State rank: #702
• US rank: #13121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gatesville, TX
• County: Coryell County · 61,053 people
• City population: 18,935
• Metro: Killeen-Temple, TX
• Population (ZIP): 18,935
• Household income: $70,558
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 243.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 15% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 206.6876
• Rent YoY: —
• Metro: Killeen-Temple, TX
• 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

-17.6% since first listed

7 events — show timeline

• 2026-01-06 Listed $70,000 NTREIS
• 2023-04-21 Listing Removed — CTXMLS
• 2023-03-28 Price Changed $60,000 CTXMLS
• 2023-03-02 Listed $85,000 CTXMLS
• 2020-12-08 Sold (Public Records) — Public Records
• 2007-07-24 Sold (Public Records) — Public Records
• 1999-08-02 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,862 · +80.4% YoY. Source: county tax records.