2503 Chandler · Kilgore, TX 75662

$165,000

3 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 38 Days on market

Built 1965 0.36 ac lot $92/sqft · 31% below area Est $238k · 31% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Rent growth +4.7/5.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed 2 Bath in Kilgore Texas! Most of the house is original from when it was built. Perfect for a flip or rental! Brand New Roof Installed 5/2 Call me before it is to late!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $147k (11.0% below list).
• Recommended offer: $147k (11.0% below list) — sets the bar for 1% rule.

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+, schools D-.
• 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.
• Market conditions: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Rusk 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.
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,796 (11.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $238,094
• List price: $165,000
• Delta: -30.70%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 Peach St	0.27mi	4/2.0 (+1)	1,903 (+6%)	4mo	$279,000	$147	68
2803 Spruce St	0.29mi	3/2.0	1,938 (+8%)	17mo	$235,000	$121	58

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-11,157
• Equity at exit: $24,602

10-year hold

• IRR: 8.3%
• Equity multiple: 1.77×
• Total profit: $35,549
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $123

Break-even live

Break-even rent $1,312

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Harris St Kilgore, TX	2.0	2.0	1500	$1,400	$0.93	13d	1	0.82mi
620 Riverside Dr Kilgore, TX	3.0	2.0	1376	$1,495	$1.09	13d	1	0.89mi

Listing history 12 events

1. 2026-06-07
   status $165,000 Pending 38 DOM
2. 2026-06-03
   days on market $165,000 Active 38 DOM
3. 2026-06-02
   days on market $165,000 Active 37 DOM
4. 2026-06-01
   days on market $165,000 Active 36 DOM
5. 2026-05-31
   days on market $165,000 Active 35 DOM
6. 2026-05-30
   days on market $165,000 Active 34 DOM
7. 2026-05-05
   status Active 173-char remark

   Show marketing remark (173 chars)

   3 Bed 2 Bath in Kilgore Texas! Most of the house is original from when it was built. Perfect for a flip or rental! Brand New Roof Installed 5/2 Call me before it is to late!

8. 2026-05-05
   price $165,000 173-char remark

   Show marketing remark (173 chars)

   3 Bed 2 Bath in Kilgore Texas! Most of the house is original from when it was built. Perfect for a flip or rental! Brand New Roof Installed 5/2 Call me before it is to late!

9. 2026-03-11
   status Pending 173-char remark

   Show marketing remark (173 chars)

   3 Bed 2 Bath in Kilgore Texas! Most of the house is original from when it was built. Perfect for a flip or rental! Brand New Roof Installed 5/2 Call me before it is to late!

10. 2026-03-03
    listed $160,000 Active 173-char remark

    Show marketing remark (173 chars)

    3 Bed 2 Bath in Kilgore Texas! Most of the house is original from when it was built. Perfect for a flip or rental! Brand New Roof Installed 5/2 Call me before it is to late!

11. 1969-06-02
    soldstatus
12. 1967-05-04
    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: $1,226 · $102/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,793/yr (+$149/mo · 146.2%)

ⓘ 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 · 26 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: $17,616
• − Mortgage interest: −$9,243
• − Property taxes: −$1,226
• − Insurance: −$825
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,800
• Taxable loss: −$1,297
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,793/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 (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

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 · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

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

+3.1% since first listed

6 events — show timeline

• 2026-05-05 Relisted — LAAR
• 2026-05-05 Price Changed $165,000 LAAR
• 2026-03-11 Pending — LAAR
• 2026-03-03 Listed $160,000 LAAR
• 1969-06-02 Sold (Public Records) — Public Records
• 1967-05-04 Sold (Public Records) — Public Records

Property tax history

-7.4%/yr

Latest (2025): $1,226 · +12.2% YoY. Source: county tax records.