1913 Franklin Dr · Longview, TX 75601

$219,999

3 bd · 2.0 ba · 2,109 sqft · SingleFamily public records · 92 Days on market

Built 1959 0.31 ac lot $104/sqft · 18% below area Est $270k · 18% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in an established neighborhood in a desirable area of town, this move-in ready 3-bedroom, 2-bath home offers flexible living spaces to fit your lifestyle. With the option for two or even three living and/or dining areas, there’s plenty of room to entertain, work from home, or simply relax. Fresh interior paint gives the home a bright, updated feel, while the new stove, new garage door, and new garage door opener add extra value and convenience. The garage also features a dedicated storage room with cabinetry—perfect for keeping everything organized. Come see all this home has to offer and imagine making it yours!

Key facts

• New stove
• Two living areas
• New garage door

Tags

• FLEXIBLE LIVING SPACES
• TWO LIVING AREAS
• NEW STOVE
• NEW GARAGE DOOR
• DEDICATED STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (16.9% below list).
• Recommended offer: $183k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Longview — 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 73/100 on livability (#213 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Longview ISD (urban): math 49% / reading 46% proficiency, ranked #244 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J L Everhart Magnet El (math 55% / reading 50%, grade C-, #720 of 4,322 statewide, top 17%, 449 students, 90% FRL, charter); Forest Park Magnet School (math 42% / reading 40%, grade F, #613 of 1,662 statewide, top 38%, 453 students, 96% FRL, charter); Longview H S (math 61% / reading 52%, grade C, #357 of 1,632 statewide, top 22%, 2,170 students, 82% FRL, charter) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 155 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,740 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (median comp): $269,883
• List price: $219,999
• Delta: -18.48%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 Hyacinth Dr	0.36mi	3/2.0	2,084 (-1%)	6mo	$185,300	$89	76

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-44,710
• Equity at exit: $32,803

10-year hold

• IRR: -13.4%
• Equity multiple: 0.21×
• Total profit: $-48,875
• Equity at exit: $19,021

Cash invested: $61,600 (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 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 155
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-152

Break-even live

Break-even rent $2,020

Max offer price $193,182

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-90	+0% $-152	+5% $-214	+10% $-276
Rent	-10% $-296	-5% $-224	+0% $-152	+5% $-80	+10% $-7
Rate	-1.0pp $-41	-0.5pp $-96	base $-152	+0.5pp $-209	+1.0pp $-267

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Sunshine Sq Longview, TX	3.0	2.0	1927	$1,750	$0.91	15d	1	0.66mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	15d	1	0.75mi
2802 Tryon Rd Longview, TX	3.0	2.0	2500	$2,195	$0.88	23d	1	0.93mi
2820 4th St Longview, TX	3.0	3.0	2121	$1,700	$0.80	45d	1	1.22mi
2820 4th St Longview, TX	3.0	3.0	2000	$1,695	$0.85	23d	1	1.22mi

Listing history 3 events

1. 2026-04-24
   price $219,999 640-char remark

   Show marketing remark (640 chars)

   Located in an established neighborhood in a desirable area of town, this move-in ready 3-bedroom, 2-bath home offers flexible living spaces to fit your lifestyle. With the option for two or even three living and/or dining areas, there’s plenty of room to entertain, work from home, or simply relax. Fresh interior paint gives the home a bright, updated feel, while the new stove, new garage door, and new garage door opener add extra value and convenience. The garage also features a dedicated storage room with cabinetry—perfect for keeping everything organized. Come see all this home has to offer and imagine making it yours!

2. 2026-03-29
   price $224,000 640-char remark

   Show marketing remark (640 chars)

   Located in an established neighborhood in a desirable area of town, this move-in ready 3-bedroom, 2-bath home offers flexible living spaces to fit your lifestyle. With the option for two or even three living and/or dining areas, there’s plenty of room to entertain, work from home, or simply relax. Fresh interior paint gives the home a bright, updated feel, while the new stove, new garage door, and new garage door opener add extra value and convenience. The garage also features a dedicated storage room with cabinetry—perfect for keeping everything organized. Come see all this home has to offer and imagine making it yours!

3. 2026-02-23
   listed $234,900 Active 640-char remark

   Show marketing remark (640 chars)

   Located in an established neighborhood in a desirable area of town, this move-in ready 3-bedroom, 2-bath home offers flexible living spaces to fit your lifestyle. With the option for two or even three living and/or dining areas, there’s plenty of room to entertain, work from home, or simply relax. Fresh interior paint gives the home a bright, updated feel, while the new stove, new garage door, and new garage door opener add extra value and convenience. The garage also features a dedicated storage room with cabinetry—perfect for keeping everything organized. Come see all this home has to offer and imagine making it yours!

ⓘ 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: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,929
• − Mortgage interest: −$12,323
• − Property taxes: −$4,201
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,400
• Taxable loss: −$5,604
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-477/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: Longview ISD
• NCES district ID: 4828110
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $39,837
• Composite: 39.76/100
• National rank: #3889
• State rank: #244 of 826 in TX

Livability — Longview

• Score: 73/100
• State rank: #213
• US rank: #5287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longview, TX
• County: Gregg County · 128,826 people
• City population: 103,792
• Metro: Longview, TX
• Population (ZIP): 15,780
• Household income: $65,700
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 761.0

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 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -107.73%
• Current HPI: 252.0752
• Rent YoY: ▲ 3.29%
• 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

-6.3% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $219,999 LAAR
• 2026-03-29 Price Changed $224,000 LAAR
• 2026-02-23 Listed $234,900 LAAR

Property tax history

+4.7%/yr

Latest (2025): $4,201 · +0.4% YoY. Source: county tax records.