413 W Hughes St · Longview, TX 75662

$150,000

3 bd · 1.0 ba · 1,816 sqft · SingleFamily public records · 39 Days on market

Built 1958 9,148 sqft lot $83/sqft · at area comps Est $154k · at est.

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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 +19.4/30.0
• ARV discount +8.8/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Rent growth +4.7/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home in Longview ISD is a great opportunity for those looking to invest or create a personalized starter home. It needs some TLC, but with the right updates, it has solid potential. Featuring a functional layout and good bones, this property is ready for your vision—whether you're planning to renovate and rent, flip, or settle in and make it your own.

Key facts

• 9,148 sq ft lot
• Built 1958
• Listed 39 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property; One-story
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Wood-burning fireplace (1); Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 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: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $154,372
• List price: $150,000
• Delta: -2.83%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-9,630
• Equity at exit: $22,365

10-year hold

• IRR: 9.3%
• Equity multiple: 1.89×
• Total profit: $37,407
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $101

Break-even live

Break-even rent $1,419

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Roosevelt St Longview, TX	3.0	2.0	1300	$1,514	$1.16	43d	1	0.56mi
801 W Walnut St Longview, TX	3.0	2.0	1300	$1,690	$1.30	13d	1	0.57mi

Listing history 21 events

1. 2026-06-15
   days on market $150,000 Active 39 DOM
2. 2026-06-14
   days on market $150,000 Active 37 DOM
3. 2026-06-13
   days on market $150,000 Active 36 DOM
4. 2026-06-10
   days on market $150,000 Active 34 DOM
5. 2026-06-09
   days on market $150,000 Active 33 DOM
6. 2026-06-08
   days on market $150,000 Active 32 DOM
7. 2026-06-07
   days on market $150,000 Active 31 DOM
8. 2026-06-05
   days on market $150,000 Active 28 DOM
9. 2026-06-03
   days on market $150,000 Active 27 DOM
10. 2026-06-02
    days on market $150,000 Active 26 DOM
11. 2026-06-01
    days on market $150,000 Active 25 DOM
12. 2026-05-31
    days on market $150,000 Active 24 DOM
13. 2026-05-30
    days on market $150,000 Active 23 DOM
14. 2026-05-07
    listed $150,000 Active 648-char remark
15. 2025-09-26
    soldstatus
16. 2025-09-25
    soldstatus Closed 382-char remark

    Show marketing remark (382 chars)

    This 3-bedroom, 2-bath home in Longview ISD is a great opportunity for those looking to invest or create a personalized starter home. It needs some TLC, but with the right updates, it has solid potential. Featuring a functional layout and good bones, this property is ready for your vision—whether you're planning to renovate and rent, flip, or settle in and make it your own.

17. 2025-08-12
    status Pending 382-char remark

    Show marketing remark (382 chars)

    This 3-bedroom, 2-bath home in Longview ISD is a great opportunity for those looking to invest or create a personalized starter home. It needs some TLC, but with the right updates, it has solid potential. Featuring a functional layout and good bones, this property is ready for your vision—whether you're planning to renovate and rent, flip, or settle in and make it your own.

18. 2025-07-30
    listed $70,000 Active 382-char remark

    Show marketing remark (382 chars)

    This 3-bedroom, 2-bath home in Longview ISD is a great opportunity for those looking to invest or create a personalized starter home. It needs some TLC, but with the right updates, it has solid potential. Featuring a functional layout and good bones, this property is ready for your vision—whether you're planning to renovate and rent, flip, or settle in and make it your own.

19. 2025-06-05
    price $99,999
20. 2025-04-28
    price $95,000
21. 2025-03-20
    listed $106,000 Active

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$276/yr (+$23/mo · 11.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,566
• − Mortgage interest: −$8,402
• − Property taxes: −$2,469
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,364
• Taxable loss: −$1,188
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,496/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): 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

+41.5% since first listed

9 events — show timeline

• 2026-06-15 Sold (MLS) — LAAR
• 2026-05-07 Listed $150,000 LAAR
• 2025-09-26 Sold (Public Records) — Public Records
• 2025-09-25 Sold (MLS) — LAAR
• 2025-08-12 Pending — LAAR
• 2025-07-30 Listed $70,000 LAAR
• 2025-06-05 Price Changed $99,999 LAAR
• 2025-04-28 Price Changed $95,000 LAAR
• 2025-03-20 Listed $106,000 LAAR

Property tax history

+6.2%/yr

Latest (2025): $2,469 · +7.9% YoY. Source: county tax records.