524 Ridgelea Ave · Longview, TX 75602

$164,900

3 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 18 Days on market

Built 1934 7,405 sqft lot Est $165k · at est.

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 3 bedroom 2 bathroom bath, frame home in convenient Longview location. This move in ready property features a recently updated HVAC system, spacious living areas and modern updates throughout. Located just minutes from schools, shopping, dining, and everyday conveniences, this home offers both comfort and accessibility. Perfect for first time home buyers, families, or investors. Don't miss this opportunity to own an updated home in the heart of Longview.

Key facts

• Updated hvac system
• Modern updates
• Remodeled home

Tags

• REMODELED HOME
• UPDATED HVAC SYSTEM
• SPACIOUS LIVING AREAS
• MODERN UPDATES
• CONVENIENT LONGVIEW LOCATION

Property features AI

Exterior

• Parking: Attached garage; Driveway with concrete and gravel surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Exterior features: Wood fencing; Composition roof

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Electric water heater; Vinyl flooring; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-8 ($-90/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (19.4% below list).
• Recommended offer: $133k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, schools D.
• 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.
• Market conditions: 142 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,907 (19.4% 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. Built in 1934 — 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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $165,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Ridgelea Ave	0.08mi	3/2.0	1,404 (-3%)	22mo	$159,900	$114	69

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-27,229
• Equity at exit: $24,587

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-24,450
• Equity at exit: $14,258

Cash invested: $46,172 (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 75602

• Home prices YoY: -17.5%
• Active inventory: 142
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$865
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-8

Break-even live

Break-even rent $1,339

Max offer price $163,574

Occupancy floor 96%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 S Green St Longview, TX	1.0–2.0	1.0	752	$895	$1.19	13d	2	0.61mi
115 Ryan Dr Longview, TX	3.0	1.0	1175	$1,250	$1.06	13d	1	0.74mi
1109 E Birdsong St Longview, TX	3.0	2.0	1090	$1,399	$1.28	13d	1	0.80mi
1115 E Birdsong St Longview, TX	3.0	2.0	1090	$1,364	$1.25	13d	1	0.82mi
1123 Chappell St Longview, TX	3.0	2.0	1090	$1,155	$1.06	21d	1	0.87mi
1212 Beaumont St Longview, TX	3.0	2.0	1090	$1,199	$1.10	43d	1	0.98mi
918 San Antonio St Longview, TX	3.0	2.0	1090	$1,075	$0.99	13d	1	1.03mi
221 Leonard Dr Longview, TX	3.0	1.0	1204	$1,395	$1.16	43d	1	1.12mi
221 Leonard Dr Longview, TX	3.0	1.0	1204	$1,395	$1.16	13d	1	1.12mi
600 W Avalon Ave Apt 256 Longview, TX	2.0	1.0	925	$929	$1.00	43d	1	1.18mi
610 S Park St Longview, TX	3.0	2.0	1028	$1,400	$1.36	43d	1	1.20mi
607 S Park St Longview, TX	3.0	2.0	1218	$1,400	$1.15	43d	1	1.24mi
2115 Victory St Longview, TX	3.0	2.0	1090	$1,199	$1.10	43d	1	1.25mi
309 S Park St Longview, TX	2.0	1.0	1060	$1,080	$1.02	21d	1	1.29mi
801 Roosevelt St Longview, TX	3.0	2.0	1300	$1,514	$1.16	43d	1	1.46mi
801 W Walnut St Longview, TX	3.0	2.0	1300	$1,690	$1.30	13d	1	1.47mi

Listing history 16 events

1. 2026-06-19
   days on market $164,900 Active 18 DOM
2. 2026-06-18
   days on market $164,900 Active 17 DOM
3. 2026-06-17
   days on market $164,900 Active 16 DOM
4. 2026-06-16
   days on market $164,900 Active 15 DOM
5. 2026-06-15
   price $164,900 Active 14 DOM
6. 2026-06-15
   days on market $174,900 Active 14 DOM
7. 2026-06-14
   days on market $174,900 Active 12 DOM
8. 2026-06-13
   days on market $174,900 Active 11 DOM
9. 2026-06-10
   days on market $174,900 Active 9 DOM
10. 2026-06-09
    days on market $174,900 Active 8 DOM
11. 2026-06-08
    days on market $174,900 Active 7 DOM
12. 2026-06-07
    days on market $174,900 Active 6 DOM
13. 2026-06-05
    days on market $174,900 Active 3 DOM
14. 2026-06-03
    days on market $174,900 Active 2 DOM
15. 2026-06-02
    remarks 480-char remark
16. 2026-06-02
    listed $174,900 Active 1 DOM

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,530/yr (+$127/mo · 102.8%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $15,949
• − Mortgage interest: −$9,237
• − Property taxes: −$1,488
• − Insurance: −$824
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,797
• Taxable loss: −$2,950
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $618/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): 20,671
• Household income: $52,330
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 724.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 28% Two or more races 28% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 35% Other Indo-European 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: ▼ -46.34%
• Current HPI: 218.2988
• Rent YoY: —
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-01 Price Changed $174,900 LAAR
• 2026-06-01 Listed $174,000 LAAR
• 2026-03-02 Relisted — LAAR
• 2026-02-28 Price Changed $169,900 LAAR
• 2025-10-31 Listed $174,900 LAAR
• 2025-02-10 Sold (Public Records) — Public Records
• 2009-09-09 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,488 · +9.8% YoY. Source: county tax records.