212 Longmont St · Hallsville, TX 75650

$240,000

3 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 42 Days on market

Built 1977 0.29 ac lot $151/sqft · 17% above area Est $206k · 17% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 212 Longmont, a beautifully maintained home nestled in the highly sought-after Hallsville ISD! This inviting 3-bedroom, 2-bathroom home offers the perfect blend of comfort and functionality, complete with a 2-car garage and a versatile flex space that can easily serve as a home office, playroom, or additional living area. Step inside to a warm and welcoming living room featuring neutral tones, abundant natural light, and plenty of space to relax or entertain. The home offers a seamless flow into the dining area and kitchen, where you’ll find rich cabinetry, ample counter space, and durable tile flooring that extends through the main areas—making both everyday living and cleanup a breeze. The spacious primary suite provides a private retreat, while the additional bedrooms are well-sized and thoughtfully laid out. Both bathrooms are well-appointed, offering functionality for family or guests. Outside, enjoy a peaceful setting with a large backyard—perfect for gatherings, kids, or pets—with plenty of room to make it your own. The covered front porch adds to the home’s curb appeal and offers a great spot to unwind. Major updates add peace of mind, including a roof that is less than 5 years old and AC unit that is only 3 years old. Conveniently located just minutes from town while still offering that quiet neighborhood feel, this home is move-in ready and ideal for families, first-time buyers, or anyone looking to be in Hallsville ISD. Don’t miss your opportunity to make 212 Longmont your next home!

Key facts

• Covered front porch
• Large backyard
• Major updates

Tags

• LARGE BACKYARD
• COVERED FRONT PORCH
• MAJOR UPDATES
• QUIET NEIGHBORHOOD FEEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.19% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $205,977
• List price: $240,000
• Delta: 16.52%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,029
• Equity at exit: $35,785

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $52,362
• Equity at exit: $20,751

Cash invested: $67,200 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$266 /mo · $3,198/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $626

Break-even live

Break-even rent $2,057

Max offer price $240,000

Occupancy floor 73%

Sensitivity live

Price	-10% $762	-5% $694	+0% $626	+5% $558	+10% $491
Rent	-10% $401	-5% $514	+0% $626	+5% $739	+10% $852
Rate	-1.0pp $747	-0.5pp $687	base $626	+0.5pp $564	+1.0pp $501

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 S Cypress St Hallsville, TX	4.0	2.0	1958	$2,850	$1.46	44d	1	1.17mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $240,000 Pending 42 DOM
2. 2026-06-02
   days on market $240,000 Active 41 DOM
3. 2026-06-01
   days on market $240,000 Active 40 DOM
4. 2026-05-31
   days on market $240,000 Active 39 DOM
5. 2026-05-30
   days on market $240,000 Active 38 DOM
6. 2026-04-22
   listed $240,000 Active 1566-char remark

   Show marketing remark (1566 chars)

   Welcome to 212 Longmont, a beautifully maintained home nestled in the highly sought-after Hallsville ISD! This inviting 3-bedroom, 2-bathroom home offers the perfect blend of comfort and functionality, complete with a 2-car garage and a versatile flex space that can easily serve as a home office, playroom, or additional living area. Step inside to a warm and welcoming living room featuring neutral tones, abundant natural light, and plenty of space to relax or entertain. The home offers a seamless flow into the dining area and kitchen, where you’ll find rich cabinetry, ample counter space, and durable tile flooring that extends through the main areas—making both everyday living and cleanup a breeze. The spacious primary suite provides a private retreat, while the additional bedrooms are well-sized and thoughtfully laid out. Both bathrooms are well-appointed, offering functionality for family or guests. Outside, enjoy a peaceful setting with a large backyard—perfect for gatherings, kids, or pets—with plenty of room to make it your own. The covered front porch adds to the home’s curb appeal and offers a great spot to unwind. Major updates add peace of mind, including a roof that is less than 5 years old and AC unit that is only 3 years old. Conveniently located just minutes from town while still offering that quiet neighborhood feel, this home is move-in ready and ideal for families, first-time buyers, or anyone looking to be in Hallsville ISD. Don’t miss your opportunity to make 212 Longmont your next home!

7. 2019-07-16
   soldstatus
8. 2019-07-15
   soldstatus 233-char remark

   Show marketing remark (233 chars)

   Nice home in HISD. 3/2/2 with office, updated in 2010. Kitchen/dining combo. Nice size family room with fireplace. Carpet in family room and bedrooms. Plenty of room in backyard for kids to play. Close to Highway 80 and all schools.

9. 2019-04-24
   listed $145,000 233-char remark

   Show marketing remark (233 chars)

   Nice home in HISD. 3/2/2 with office, updated in 2010. Kitchen/dining combo. Nice size family room with fireplace. Carpet in family room and bedrooms. Plenty of room in backyard for kids to play. Close to Highway 80 and all schools.

10. 2010-10-19
    soldstatus
11. 2008-08-28
    soldstatus
12. 1998-04-09
    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: $3,198 · $266/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$1,194/yr (+$100/mo · 37.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$13,444
• − Property taxes: −$3,198
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$6,982
• Taxable income: $3,905
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $6,580/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, TX
• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• Rent YoY: —
• Metro: —
• 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

+65.5% since first listed

7 events — show timeline

• 2026-04-22 Listed $240,000 LAAR
• 2019-07-16 Sold (Public Records) — Public Records
• 2019-07-15 Sold (MLS) — LAAR
• 2019-04-24 Listed $145,000 LAAR
• 2010-10-19 Sold (Public Records) — Public Records
• 2008-08-28 Sold (Public Records) — Public Records
• 1998-04-09 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,198 · +8.2% YoY. Source: county tax records.