908 Burns St · Kilgore, TX 75662

$34,999

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 57 Days on market

Built 1955 0.50 ac lot ↓ 46% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! . 5 Acre Lot!

Key facts

• 0.5 acre lot
• Built 1955
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.1% vs local median 3.2% in Kilgore — 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 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• Kilgore ISD (town): math 33% / reading 38% proficiency, ranked #498 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kilgore Pri (664 students, 82% FRL) — zoned schools average 82% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 283 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $33,949 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.21% ✓
• Cap rate: 35.08%
• Cash-on-cash: 102.81%
• DSCR: 5.57
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.68×
• Total profit: $55,654
• Equity at exit: $5,218

10-year hold

• IRR: —
• Equity multiple: 16.61×
• Total profit: $153,014
• Equity at exit: $3,026

Cash invested: $9,800 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $840

Break-even live

Break-even rent $409

Max offer price $34,999

Occupancy floor 38%

Sensitivity live

Price	-10% $859	-5% $850	+0% $840	+5% $830	+10% $820
Rent	-10% $723	-5% $781	+0% $840	+5% $898	+10% $956
Rate	-1.0pp $857	-0.5pp $849	base $840	+0.5pp $831	+1.0pp $821

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Riverside Dr Kilgore, TX	3.0	2.0	1376	$1,495	$1.09	14d	1	1.12mi
633 Harris St Kilgore, TX	2.0	2.0	1500	$1,400	$0.93	14d	1	1.19mi

Listing history 15 events

1. 2026-03-21
   status Pending 43-char remark

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

2. 2026-03-21
   status Pending

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

3. 2026-03-19
   price $34,999

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

4. 2026-03-19
   price $34,999 43-char remark

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

5. 2026-03-01
   price $44,999

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

6. 2026-03-01
   status Active 43-char remark

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

7. 2026-03-01
   status Active

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

8. 2026-03-01
   price $44,999 43-char remark

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

9. 2026-02-16
   status Pending 43-char remark

   Show marketing remark (43 chars)

   Great investment opportunity! . 5 Acre Lot!

10. 2026-01-24
    status Pending
11. 2025-12-17
    listed $64,999 Active 43-char remark

    Show marketing remark (43 chars)

    Great investment opportunity! . 5 Acre Lot!

12. 2025-12-17
    listed $64,999 Active

    Show marketing remark (43 chars)

    Great investment opportunity! . 5 Acre Lot!

13. 2025-08-07
    price $60,000
14. 2025-07-25
    listed $65,000 Active
15. 2005-02-15
    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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,662
• − Mortgage interest: −$1,960
• − Property taxes: −$1,500
• − Insurance: −$175
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$1,018
• Taxable income: $10,182
• Est. tax owed @ 24.0%: −$2,444
• After-tax cash flow: $7,632/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: Kilgore ISD
• NCES district ID: 4825620
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $49,682
• Composite: 30.72/100
• National rank: #6168
• State rank: #498 of 826 in TX

Livability — Kilgore

• Score: 72/100
• State rank: #257
• US rank: #6044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kilgore, TX
• County: Gregg County · 128,826 people
• City population: 25,034
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• Metro: Longview, 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

-46.2% since first listed

15 events — show timeline

• 2026-03-21 Pending — LAAR
• 2026-03-21 Pending — NTREIS
• 2026-03-19 Price Changed $34,999 NTREIS
• 2026-03-19 Price Changed $34,999 LAAR
• 2026-03-01 Price Changed $44,999 NTREIS
• 2026-03-01 Relisted — LAAR
• 2026-03-01 Relisted — NTREIS
• 2026-03-01 Price Changed $44,999 LAAR
• 2026-02-16 Pending — LAAR
• 2026-01-24 Pending — NTREIS
• 2025-12-17 Listed $64,999 NTREIS
• 2025-12-17 Listed $64,999 LAAR
• 2025-08-07 Price Changed $60,000 NTREIS
• 2025-07-25 Listed $65,000 NTREIS
• 2005-02-15 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,500 · -14.3% YoY. Source: county tax records.