810 Richards · Kilgore, TX 75662

$79,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 78 Days on market

Built 1940 0.31 ac lot $74/sqft · 81% above area ↓ 11% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers a great opportunity for someone with vision to make it their own. Located just a short distance from the local junior college, the property sits in a convenient area that could make it a great investment or rental opportunity. The home features an eat-in kitchen, central air, and gas heat, large backyard space along with a layout that provides a solid starting point for updates and improvements. With some care and creativity, this property could be refreshed into a comfortable home or a valuable addition to an investment portfolio. If you’re looking for a project with the potential to add value in a desirable location, this property is worth a look.

Key facts

• Desirable location
• Gas heat
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• CENTRAL AIR
• GAS HEAT
• LARGE BACKYARD SPACE
• INVESTMENT OPPORTUNITY
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.2% in Kilgore — 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 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+, amenities F.
• 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.
• Zoned schools: Kilgore Pri (664 students, 82% FRL); Kilgore Middle (math 28% / reading 37%, grade F, #947 of 1,662 statewide, top 58%, 885 students, 75% FRL); Kilgore H S (math 39% / reading 45%, grade F, #730 of 1,632 statewide, top 47%, 1,164 students, 71% FRL) — zoned schools average 76% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 289 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

• ARV (median comp): $43,749
• List price: $79,000
• Delta: 80.57%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.59×
• Total profit: $13,121
• Equity at exit: $11,779

10-year hold

• IRR: 26.5%
• Equity multiple: 3.95×
• Total profit: $65,244
• Equity at exit: $6,830

Cash invested: $22,120 (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: 289
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$414
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $309

Break-even live

Break-even rent $784

Max offer price $79,000

Occupancy floor 69%

Sensitivity live

Price	-10% $353	-5% $331	+0% $309	+5% $286	+10% $264
Rent	-10% $216	-5% $262	+0% $309	+5% $355	+10% $401
Rate	-1.0pp $348	-0.5pp $329	base $309	+0.5pp $288	+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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 N Longview St Kilgore, TX	2.0	1.0	850	$728	$0.86	45d	1	0.73mi
1707 Miles Blvd Kilgore, TX	3.0	2.0	1090	$1,445	$1.33	15d	1	0.98mi
620 Riverside Dr Kilgore, TX	3.0	2.0	1376	$1,495	$1.09	15d	1	1.04mi
633 Harris St Kilgore, TX	2.0	2.0	1500	$1,400	$0.93	15d	1	1.11mi
3321 Danville Dr Apt 608 Kilgore, TX	1.0	1.0	750	$775	$1.03	15d	1	1.23mi
2927 Greenhills Dr Unit 2927 Kilgore, TX	2.0	2.0	1106	$1,275	$1.15	45d	1	1.30mi

Listing history 5 events

1. 2026-05-31
   days on market $79,000 Active 78 DOM
2. 2026-05-30
   days on market $79,000 Active 77 DOM
3. 2026-03-17
   price $79,000 698-char remark

   Show marketing remark (698 chars)

   This 2-bedroom, 1-bath home offers a great opportunity for someone with vision to make it their own. Located just a short distance from the local junior college, the property sits in a convenient area that could make it a great investment or rental opportunity. The home features an eat-in kitchen, central air, and gas heat, large backyard space along with a layout that provides a solid starting point for updates and improvements. With some care and creativity, this property could be refreshed into a comfortable home or a valuable addition to an investment portfolio. If you’re looking for a project with the potential to add value in a desirable location, this property is worth a look.

4. 2026-03-14
   listed $89,000 Active 698-char remark

   Show marketing remark (698 chars)

   This 2-bedroom, 1-bath home offers a great opportunity for someone with vision to make it their own. Located just a short distance from the local junior college, the property sits in a convenient area that could make it a great investment or rental opportunity. The home features an eat-in kitchen, central air, and gas heat, large backyard space along with a layout that provides a solid starting point for updates and improvements. With some care and creativity, this property could be refreshed into a comfortable home or a valuable addition to an investment portfolio. If you’re looking for a project with the potential to add value in a desirable location, this property is worth a look.

5. 1997-04-16
   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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $14,098
• − Mortgage interest: −$4,425
• − Property taxes: −$2,069
• − Insurance: −$395
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,298
• Taxable income: $2,655
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,065/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 (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 0.58)
• 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 · 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: ▼ -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

-11.2% since first listed

3 events — show timeline

• 2026-03-17 Price Changed $79,000 LAAR
• 2026-03-14 Listed $89,000 LAAR
• 1997-04-16 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,069 · +10.2% YoY. Source: county tax records.