105 County Road 3590 · Gholson, TX 76633

$189,900

3 bd · 2.0 ba · 2,583 sqft · SingleFamily public records · 57 Days on market

Built 1980 1.00 ac lot $74/sqft · 67% below area Est $292k · 35% under ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Schools +5.1/10.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• 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

Country Quiet with Room to Grow - Out where the road slows down and the sky opens up, this one-acre property offers a place to settle in and shape something of your own. The existing home provides a 3 bedroom, 2 bath layout with approximately 1,200 square feet, while a framed and dried-in expansion is already in place, offering the chance to nearly double the living space when completed. Step inside to a spacious living area anchored by a tall, wood-paneled ceiling that brings warmth and character you do not see every day. Natural light filters in, and the layout flows easily into the kitchen and dining area, creating a comfortable foundation to build on. The home does need work, but the structure is there and the opportunity is clear. The addition has already been started, with framing and major structure in place, giving the next owner a head start on creating a larger footprint to fit their needs. Outside, the square one-acre lot feels open without being overwhelming to maintain. There is room to spread out, add improvements, or simply enjoy the quiet setting. Located in China Spring ISD and roughly a 25 minute drive to Waco, it offers a balance of rural pace with access to town when needed. If you have been looking for a place with good bones, usable land, and the chance to finish something your way, this property is ready for its next chapter.

Key facts

• Spacious living area
• Usable land
• One acre property

Tags

• ONE ACRE PROPERTY
• SPACIOUS LIVING AREA
• TALL WOOD PANELED CEILING
• KITCHEN AND DINING AREA
• USABLE LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $53 ($633/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (5.9% below list).
• Recommended offer: $179k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.7% in Gholson — 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 (#713 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• China Spring ISD (rural): math 58% / reading 56% proficiency, ranked #70 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; 15 units permitted in Bosque 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.
• Bosque County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; major 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 $178,670 (5.9% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (median comp): $291,566
• List price: $189,900
• Delta: -34.87%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 County Road 3570	0.25mi	4/3.0 (+1)	2,537 (-2%)	8mo	$540,000	$213	69
1036 County Road 3575	0.40mi	3/2.0	2,200 (-15%)	12mo	$774,900	$352	47

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-27,359
• Equity at exit: $28,315

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-19,276
• Equity at exit: $16,419

Cash invested: $53,172 (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 76633

• Active inventory: 94
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $53

Break-even live

Break-even rent $1,720

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $160	-5% $106	+0% $53	+5% $-1	+10% $-55
Rent	-10% $-88	-5% $-18	+0% $53	+5% $123	+10% $194
Rate	-1.0pp $148	-0.5pp $101	base $53	+0.5pp $4	+1.0pp $-47

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $189,900 Active 57 DOM
2. 2026-06-17
   days on market $189,900 Active 56 DOM
3. 2026-06-16
   days on market $189,900 Active 55 DOM
4. 2026-06-15
   days on market $189,900 Active 54 DOM
5. 2026-06-14
   days on market $189,900 Active 52 DOM
6. 2026-06-13
   days on market $189,900 Active 51 DOM
7. 2026-06-10
   days on market $189,900 Active 49 DOM
8. 2026-06-09
   days on market $189,900 Active 48 DOM
9. 2026-06-08
   days on market $189,900 Active 47 DOM
10. 2026-06-07
    days on market $189,900 Active 46 DOM
11. 2026-06-02
    days on market $189,900 Active 41 DOM
12. 2026-06-01
    days on market $189,900 Active 40 DOM
13. 2026-05-31
    days on market $189,900 Active 39 DOM
14. 2026-05-30
    days on market $189,900 Active 38 DOM
15. 2026-05-18
    price $189,900 1376-char remark

    Show marketing remark (1376 chars)

    Country Quiet with Room to Grow - Out where the road slows down and the sky opens up, this one-acre property offers a place to settle in and shape something of your own. The existing home provides a 3 bedroom, 2 bath layout with approximately 1,200 square feet, while a framed and dried-in expansion is already in place, offering the chance to nearly double the living space when completed. Step inside to a spacious living area anchored by a tall, wood-paneled ceiling that brings warmth and character you do not see every day. Natural light filters in, and the layout flows easily into the kitchen and dining area, creating a comfortable foundation to build on. The home does need work, but the structure is there and the opportunity is clear. The addition has already been started, with framing and major structure in place, giving the next owner a head start on creating a larger footprint to fit their needs. Outside, the square one-acre lot feels open without being overwhelming to maintain. There is room to spread out, add improvements, or simply enjoy the quiet setting. Located in China Spring ISD and roughly a 25 minute drive to Waco, it offers a balance of rural pace with access to town when needed. If you have been looking for a place with good bones, usable land, and the chance to finish something your way, this property is ready for its next chapter.

16. 2026-04-22
    listed $199,999 Active 1376-char remark

    Show marketing remark (1376 chars)

    Country Quiet with Room to Grow - Out where the road slows down and the sky opens up, this one-acre property offers a place to settle in and shape something of your own. The existing home provides a 3 bedroom, 2 bath layout with approximately 1,200 square feet, while a framed and dried-in expansion is already in place, offering the chance to nearly double the living space when completed. Step inside to a spacious living area anchored by a tall, wood-paneled ceiling that brings warmth and character you do not see every day. Natural light filters in, and the layout flows easily into the kitchen and dining area, creating a comfortable foundation to build on. The home does need work, but the structure is there and the opportunity is clear. The addition has already been started, with framing and major structure in place, giving the next owner a head start on creating a larger footprint to fit their needs. Outside, the square one-acre lot feels open without being overwhelming to maintain. There is room to spread out, add improvements, or simply enjoy the quiet setting. Located in China Spring ISD and roughly a 25 minute drive to Waco, it offers a balance of rural pace with access to town when needed. If you have been looking for a place with good bones, usable land, and the chance to finish something your way, this property is ready for its next chapter.

17. 2016-04-25
    soldstatus
18. 2008-11-17
    soldstatus
19. 1996-03-22
    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: $3,406 · $284/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$70/yr (+$6/mo · 2.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $21,440
• − Mortgage interest: −$10,637
• − Property taxes: −$3,406
• − Insurance: −$950
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,524
• Taxable loss: −$2,507
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,234/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: China Spring ISD
• NCES district ID: 4813960
• Math proficiency: 58% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $71,314
• Composite: 50.64/100
• National rank: #1837
• State rank: #70 of 826 in TX

Livability — Gholson

• Score: 65/100
• State rank: #713
• US rank: #13345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,037

Population outlook (Bosque County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 16,953 · -2.6%
• By 2040: 16,014 · -8.0%
• By 2050: 15,116 · -13.2%
• By 2075: 13,468 · -22.6%
• By 2100: 11,147 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 9% Chinese 1%

Political lean MEDSL · Bosque

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.3%
• 2008→2024 swing: -15.5pp toward R · 2008: -51.9pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+64.7 2016: R+64.7 2012: R+61.4 2008: R+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.76%
• Current HPI: 242.4084
• 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

-5.0% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $189,900 NTREIS
• 2026-04-22 Listed $199,999 NTREIS
• 2016-04-25 Sold (Public Records) — Public Records
• 2008-11-17 Sold (Public Records) — Public Records
• 1996-03-22 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,406 · -0.4% YoY. Source: county tax records.