520 Williams St · Longview, TX 75601

$60,750

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 64 Days on market

Built 1957 Good condition 9,583 sqft lot Garage $70/sqft · 48% below area Est $117k · 48% under

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Why this score? — see what drove the A- 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 +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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 $61k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.2% 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); 223 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $420 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $57,105 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.80% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 4.6

CMA / ARV

• ARV (median comp): $117,446
• List price: $60,750
• Delta: -47.89%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Leona St	0.37mi	2/1.0	858 (-1%)	34mo	$75,000	$87	62
201 Harlem Ave	1.42mi	3/1.0 (+1)	864 (0%)	48mo	$109,999	$127	40
1220 Mahlow Dr	0.51mi	2/1.0	1,122 (+30%)	52mo	$119,500	$107	31
214 W Eckman St	2.14mi	2/1.0	672 (-22%)	18mo	$99,900	$149	25
1600 N 7th St #6	0.99mi	1/1.0 (-1)	700 (-19%)	15mo	$76,000	$109	22
1600 N Seventh St #3	0.99mi	1/1.0 (-1)	700 (-19%)	47mo	$68,000	$97	15
1403 N 9th St	0.79mi	3/1.0 (+1)	1,053 (+22%)	58mo	$119,000	$113	15

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: 25.8%
• Equity multiple: 2.07×
• Total profit: $18,239
• Equity at exit: $9,058

10-year hold

• IRR: 33.7%
• Equity multiple: 4.12×
• Total profit: $53,012
• Equity at exit: $5,253

Cash invested: $17,010 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $99,999 ($109/sqft)
• Median days on market: 125 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +25.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 223
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$319
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $436

Break-even live

Break-even rent $542

Max offer price $60,750

Occupancy floor 55%

Sensitivity live

Price	-10% $470	-5% $453	+0% $436	+5% $418	+10% $401
Rent	-10% $349	-5% $392	+0% $436	+5% $479	+10% $522
Rate	-1.0pp $466	-0.5pp $451	base $436	+0.5pp $420	+1.0pp $404

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: $15,188
• Closing costs: $1,822
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Texas St Longview, TX	3.0	2.0	1090	$1,249	$1.15	108d	1	0.12mi
703 Texas St Longview, TX	2.0	1.0	980	$1,100	$1.12	139d	1	0.25mi
2006 Jane St Unit H Longview, TX	2.0	1.0	1000	$1,000	$1.00	108d	1	0.42mi
2114 E Marshall Ave Unit 203 Longview, TX	2.0	1.5	915	$1,195	$1.31	0d	1	0.65mi
2114 E Marshall Ave Unit 204 Longview, TX	1.0	1.0	685	$900	$1.31	0d	1	0.65mi
1507 N Eastman Rd Longview, TX	1.0–2.0	1.0–2.0	960	$1,196	$1.25	0d	11	0.86mi
1200 N Fourth St Unit 59 Longview, TX	2.0	1.0	900	$1,100	$1.22	139d	1	0.93mi
1200 N Fourth St Unit 60 Longview, TX	1.0	1.0	750	$950	$1.27	139d	1	0.93mi
1200 N Fourth St Apt 64 Longview, TX	1.0	1.0	750	$950	$1.27	108d	1	0.93mi
1200 N Fourth St Unit 65 Longview, TX	2.0	1.0	700	$950	$1.36	116d	1	0.93mi
1200 N Fourth St Apt 55 Longview, TX	2.0	1.0	850	$1,100	$1.29	108d	1	0.93mi
1200 N 4th St Longview, TX	2.0	1.0	800	$1,075	$1.34	6d	1	0.94mi
1602 N Seventh St Unit 14 Longview, TX	2.0	1.0	884	$950	$1.07	108d	1	1.01mi
405 S 15th St Unit B Longview, TX	3.0	2.0	980	$1,075	$1.10	6d	1	1.14mi
906 E Cotton St Unit C Longview, TX	1.0	1.0	600	$555	$0.93	139d	1	1.25mi
406 Davis St Unit A Longview, TX	1.0	1.0	600	$625	$1.04	6d	1	1.34mi
437 N Fredonia St Apt 217 Longview, TX	1.0	1.0	600	$700	$1.17	116d	1	1.38mi
437 N Fredonia St Apt 212 Longview, TX	1.0	1.0	600	$700	$1.17	139d	1	1.38mi

Property features AI

Exterior

• Parking: Attached paved garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Aluminum sidingVinyl sidingPillar/post/pier foundationComposition roofResidential property
• Exterior features: Chain link fencingStorage outbuilding

Interior

• Kitchen: RefrigeratorDishwasherGas rangeGas oven
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s)Window unit(s)
• Interior features: Storm windowsBlindsDisposalGas water heater
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-09-24
   pricedays on market $60,750 Active 64 DOM
2. 2026-09-22
   days on market $61,200 Active 63 DOM
3. 2026-09-20
   days on market $61,200 Active 61 DOM
4. 2026-09-18
   days on market $61,200 Active 59 DOM
5. 2026-09-17
   days on market $61,200 Active 58 DOM
6. 2026-09-16
   days on market $61,200 Active 57 DOM
7. 2026-09-15
   days on market $61,200 Active 56 DOM
8. 2026-09-14
   days on market $61,200 Active 55 DOM
9. 2026-09-13
   days on market $61,200 Active 54 DOM
10. 2026-09-12
    days on market $61,200 Active 53 DOM
11. 2026-09-11
    days on market $61,200 Active 52 DOM
12. 2026-09-05
    days on market $61,200 Active 46 DOM
13. 2026-09-04
    days on market $61,200 Active 45 DOM
14. 2026-09-03
    days on market $61,200 Active 44 DOM
15. 2026-08-31
    days on market $61,200 Active 41 DOM
16. 2026-08-30
    days on market $61,200 Active 40 DOM
17. 2026-08-29
    days on market $61,200 Active 39 DOM
18. 2026-08-28
    days on market $61,200 Active 38 DOM
19. 2026-08-27
    days on market $61,200 Active 37 DOM
20. 2026-08-25
    days on market $61,200 Active 35 DOM
21. 2026-08-24
    days on market $61,200 Active 34 DOM
22. 2026-08-23
    days on market $61,200 Active 33 DOM
23. 2026-08-22
    days on market $61,200 Active 32 DOM
24. 2026-08-21
    days on market $61,200 Active 31 DOM
25. 2026-08-20
    days on market $61,200 Active 30 DOM
26. 2026-08-19
    days on market $61,200 Active 29 DOM
27. 2026-08-18
    days on market $61,200 Active 28 DOM
28. 2026-08-17
    days on market $61,200 Active 27 DOM
29. 2026-08-16
    days on market $61,200 Active 26 DOM
30. 2026-08-15
    days on market $61,200 Active 25 DOM
31. 2026-08-15
    days on market $61,200 Active 24 DOM
32. 2026-08-13
    days on market $61,200 Active 23 DOM
33. 2026-08-12
    days on market $61,200 Active 22 DOM
34. 2026-08-11
    days on market $61,200 Active 21 DOM
35. 2026-08-10
    days on market $61,200 Active 20 DOM
36. 2026-08-09
    days on market $61,200 Active 19 DOM
37. 2026-08-08
    days on market $61,200 Active 18 DOM
38. 2026-08-07
    days on market $61,200 Active 17 DOM
39. 2026-08-06
    days on market $61,200 Active 16 DOM
40. 2026-08-05
    days on market $61,200 Active 15 DOM
41. 2026-08-04
    days on market $61,200 Active 14 DOM
42. 2026-08-03
    days on market $61,200 Active 13 DOM
43. 2026-07-31
    days on market $61,200 Active 10 DOM
44. 2026-07-30
    pricedays on market $61,200 Active 9 DOM
45. 2026-07-29
    days on market $63,200 Active 8 DOM
46. 2026-07-27
    days on market $63,200 Active 6 DOM
47. 2026-07-25
    days on market $63,200 Active 4 DOM
48. 2026-07-23
    days on market $63,200 Active 2 DOM
49. 2026-07-22
    pricedays on marketlisting id $63,200 Active 1 DOM
50. 2026-07-21
    days on market $63,250 Active 192 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: $1,008 · $84/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$104/yr (+$9/mo · 10.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $13,116
• − Mortgage interest: −$3,403
• − Property taxes: −$1,008
• − Insurance: −$304
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$1,767
• Taxable income: $4,535
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,138/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $4,320–$12,960 screening

This 2/1 home is newly renovated and move-in ready, with good condition and potential for further value-add improvements.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Windows (windows) — Windows appear old and worn
• Major Electrical (electrical) — Electrical panel not visible
• Major Plumbing (plumbing) — No plumbing fixtures visible
• Major Exterior (exterior) — Exterior siding appears old and worn

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and adds value ↑
• Both new flooring in bathrooms — improves functionality and aesthetics ↑
• Both new paint throughout — refreshes the home's appearance and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary J L Everhart Magnet El C- TX #720/4,322 Nat'l #11,114/41,679 Middle Forest Park Magnet School F TX #613/1,662 Nat'l #5,727/14,009 High Longview H S C TX #357/1,632 Nat'l #4,271/17,239

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

B Composite livability gradescore 73/100

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 · 125,947 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached paved garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Aluminum sidingVinyl sidingPillar/post/pier foundationComposition roofResidential property
• Exterior features: Chain link fencingStorage outbuilding

Interior

• Kitchen: RefrigeratorDishwasherGas rangeGas oven
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s)Window unit(s)
• Interior features: Storm windowsBlindsDisposalGas water heater
• Laundry & utility: WasherDryer

Price history

+110.7% since first listed

16 events — show timeline

• 2026-07-21 Listed $63,200 LAAR
• 2026-07-06 Relisted — LAAR
• 2026-07-06 Price Changed $63,250 LAAR
• 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.