936 E Young St · Longview, TX 75602

$65,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 27 Days on market

Built 1950

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

Listing remarks

Investor opportunity in Longview! This 3 bed/2 bath home offers flexible living with a separate 1-bedroom guest quarters featuring its own kitchen, bathroom, and private entrance. Live in the main 2-bedroom side and offset your mortgage by renting out the attached unit, or combine both sides into a spacious 3-bedroom single-family home. Property needs some updating throughout, and one bathroom requires a full remodel — priced accordingly for the right buyer ready to add value. Fenced backyard. Bring your vision and unlock the potential!

Key facts

• Private entrance
• Fenced backyard
• Built 1950

Tags

• SEPARATE GUEST QUARTERS
• PRIVATE ENTRANCE
• FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residential
• Exterior features: Corner lot; Chain link and wood fencing; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Gas water heater; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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+, 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.98%
• Cash-on-cash: 41.74%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $142,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Ridgelea Ave	0.62mi	3/2.0	1,404 (+12%)	22mo	$159,900	$114	32

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $29,796
• Equity at exit: $9,692

10-year hold

• IRR: 44.9%
• Equity multiple: 5.28×
• Total profit: $77,899
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$341
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $633

Break-even live

Break-even rent $544

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Ryan Dr Longview, TX	3.0	1.0	1175	$1,250	$1.06	13d	1	0.44mi
918 San Antonio St Longview, TX	3.0	2.0	1090	$1,075	$0.99	13d	1	0.55mi
1123 Chappell St Longview, TX	3.0	2.0	1090	$1,155	$1.06	21d	1	0.55mi
1212 Beaumont St Longview, TX	3.0	2.0	1090	$1,199	$1.10	43d	1	0.66mi
1115 E Birdsong St Longview, TX	3.0	2.0	1090	$1,364	$1.25	13d	1	0.81mi
1109 E Birdsong St Longview, TX	3.0	2.0	1090	$1,399	$1.28	13d	1	0.81mi
717 S Green St Longview, TX	1.0–2.0	1.0	752	$895	$1.19	13d	2	1.08mi
2115 Victory St Longview, TX	3.0	2.0	1090	$1,199	$1.10	43d	1	1.14mi
11 Neal St Longview, TX	3.0	2.0	1335	$1,975	$1.48	13d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $65,000 Active 27 DOM
2. 2026-06-18
   days on market $65,000 Active 26 DOM
3. 2026-06-17
   days on market $65,000 Active 25 DOM
4. 2026-06-16
   days on market $65,000 Active 24 DOM
5. 2026-06-15
   days on market $65,000 Active 23 DOM
6. 2026-06-14
   days on market $65,000 Active 21 DOM
7. 2026-06-13
   days on market $65,000 Active 20 DOM
8. 2026-06-10
   days on market $65,000 Active 18 DOM
9. 2026-06-09
   days on market $65,000 Active 17 DOM
10. 2026-06-08
    days on market $65,000 Active 16 DOM
11. 2026-06-07
    days on market $65,000 Active 15 DOM
12. 2026-06-05
    days on market $65,000 Active 12 DOM
13. 2026-06-03
    days on market $65,000 Active 11 DOM
14. 2026-06-02
    days on market $65,000 Active 10 DOM
15. 2026-06-01
    days on market $65,000 Active 9 DOM
16. 2026-05-31
    days on market $65,000 Active 8 DOM
17. 2026-05-30
    days on market $65,000 Active 7 DOM
18. 2026-05-23
    listed $65,000 Active
19. 2016-04-05
    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: $746 · $62/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$444/yr (+$37/mo · 59.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $16,149
• − Mortgage interest: −$3,641
• − Property taxes: −$746
• − Insurance: −$325
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$1,891
• Taxable income: $6,963
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $5,926/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

2 events — show timeline

• 2026-05-23 Listed $65,000 LAAR
• 2016-04-05 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2025): $746 · +9.8% YoY. Source: county tax records.