520 Williams St · Longview, TX 75601

$69,999

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 167 Days on market

Built 1957 9,583 sqft lot $81/sqft · 40% below area Est $117k · 40% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.58% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $117,450
• List price: $69,999
• Delta: -40.40%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $14,010
• Equity at exit: $10,437

10-year hold

• IRR: 26.3%
• Equity multiple: 3.34×
• Total profit: $45,805
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $393

Break-even live

Break-even rent $608

Max offer price $69,999

Occupancy floor 59%

Sensitivity live

Price	-10% $432	-5% $413	+0% $393	+5% $373	+10% $353
Rent	-10% $305	-5% $349	+0% $393	+5% $436	+10% $480
Rate	-1.0pp $428	-0.5pp $411	base $393	+0.5pp $375	+1.0pp $356

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Texas St Longview, TX	3.0	2.0	1090	$1,249	$1.15	15d	1	0.12mi
703 Texas St Longview, TX	2.0	1.0	980	$1,100	$1.12	45d	1	0.25mi
2006 Jane St Unit H Longview, TX	2.0	1.0	1000	$1,000	$1.00	15d	1	0.42mi
1507 N Eastman Rd Longview, TX	1.0–2.0	1.0	935	$1,251	$1.34	15d	7	0.86mi
1200 N Fourth St Apt 64 Longview, TX	1.0	1.0	750	$950	$1.27	15d	1	0.93mi
1200 N Fourth St Unit 59 Longview, TX	2.0	1.0	900	$1,100	$1.22	45d	1	0.93mi
1200 N Fourth St Unit 60 Longview, TX	1.0	1.0	750	$950	$1.27	45d	1	0.93mi
1200 N Fourth St Unit 65 Longview, TX	2.0	1.0	700	$950	$1.36	22d	1	0.93mi
1200 N Fourth St Apt 55 Longview, TX	2.0	1.0	850	$1,100	$1.29	15d	1	0.93mi
1602 N Seventh St Unit 14 Longview, TX	2.0	1.0	884	$950	$1.07	15d	1	1.01mi
906 E Cotton St Unit C Longview, TX	1.0	1.0	600	$555	$0.93	45d	1	1.25mi
437 N Fredonia St Apt 217 Longview, TX	1.0	1.0	600	$700	$1.17	22d	1	1.38mi
437 N Fredonia St Apt 212 Longview, TX	1.0	1.0	600	$700	$1.17	45d	1	1.38mi

Listing history 31 events

1. 2026-06-22
   days on market $69,999 Active 167 DOM
2. 2026-06-19
   days on market $69,999 Active 165 DOM
3. 2026-06-18
   days on market $69,999 Active 164 DOM
4. 2026-06-17
   days on market $69,999 Active 163 DOM
5. 2026-06-16
   days on market $69,999 Active 162 DOM
6. 2026-06-15
   days on market $69,999 Active 161 DOM
7. 2026-06-14
   days on market $69,999 Active 159 DOM
8. 2026-06-13
   days on market $69,999 Active 158 DOM
9. 2026-06-10
   days on market $69,999 Active 156 DOM
10. 2026-06-09
    days on market $69,999 Active 155 DOM
11. 2026-06-08
    days on market $69,999 Active 154 DOM
12. 2026-06-07
    days on market $69,999 Active 153 DOM
13. 2026-06-05
    days on market $69,999 Active 150 DOM
14. 2026-06-03
    days on market $69,999 Active 149 DOM
15. 2026-06-02
    days on market $69,999 Active 148 DOM
16. 2026-06-01
    days on market $69,999 Active 147 DOM
17. 2026-05-31
    days on market $69,999 Active 146 DOM
18. 2026-05-30
    days on market $69,999 Active 145 DOM
19. 2026-05-06
    price $69,999 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

20. 2026-04-29
    price $71,000 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

21. 2026-03-30
    price $72,000 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

22. 2026-03-18
    price $79,999 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

23. 2026-03-04
    price $84,955 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

24. 2026-02-11
    price $85,000 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

25. 2026-01-28
    price $87,500 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

26. 2026-01-05
    listed $90,000 Active 215-char remark

    Show marketing remark (215 chars)

    Come see this ready to move in 2/1 home located Centrally in Longview, TX. Newly renovated and perfect for rental/ investment, starter home or if you are looking to downsize to a 2 bedroom. Schedule your tour today!

27. 2025-08-15
    soldstatus
28. 2025-08-14
    soldstatus Closed 338-char remark

    Show marketing remark (338 chars)

    LOOKING FOR A PLACE TO FIX UP AND CALL YOUR OWN? This 2 Bedrooms/1 Bath would make a great rental or a homestead. All the contents and appliances stay with the house. The large lot has many possibilities for expansion or room for gardening and a play area. Seller is selling "AS IS". Don't hesitate to come check this home out!

29. 2025-08-02
    status Pending 338-char remark

    Show marketing remark (338 chars)

    LOOKING FOR A PLACE TO FIX UP AND CALL YOUR OWN? This 2 Bedrooms/1 Bath would make a great rental or a homestead. All the contents and appliances stay with the house. The large lot has many possibilities for expansion or room for gardening and a play area. Seller is selling "AS IS". Don't hesitate to come check this home out!

30. 2025-07-30
    listed $30,000 Active 338-char remark

    Show marketing remark (338 chars)

    LOOKING FOR A PLACE TO FIX UP AND CALL YOUR OWN? This 2 Bedrooms/1 Bath would make a great rental or a homestead. All the contents and appliances stay with the house. The large lot has many possibilities for expansion or room for gardening and a play area. Seller is selling "AS IS". Don't hesitate to come check this home out!

31. 2023-08-17
    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: $1,008 · $84/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$273/yr (+$23/mo · 27.1%)

ⓘ 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 60% 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: $13,261
• − Mortgage interest: −$3,921
• − Property taxes: −$1,008
• − Insurance: −$350
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,036
• Taxable income: $3,824
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $3,795/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

+133.3% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $69,999 LAAR
• 2026-04-29 Price Changed $71,000 LAAR
• 2026-03-30 Price Changed $72,000 LAAR
• 2026-03-18 Price Changed $79,999 LAAR
• 2026-03-04 Price Changed $84,955 LAAR
• 2026-02-11 Price Changed $85,000 LAAR
• 2026-01-28 Price Changed $87,500 LAAR
• 2026-01-05 Listed $90,000 LAAR
• 2025-08-15 Sold (Public Records) — Public Records
• 2025-08-14 Sold (MLS) — LAAR
• 2025-08-02 Pending — LAAR
• 2025-07-30 Listed $30,000 LAAR
• 2023-08-17 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,008 · +9.8% YoY. Source: county tax records.