610 Corrigan St · Kilgore, TX 75662

$139,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 65 Days on market

Built 2019 4,356 sqft lot $145/sqft · at area comps Est $145k · at est.

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Why this score? — see what drove the D- 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 +10.1/30.0
• ARV discount +9.3/15.0
• Rent growth +4.7/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and budget-friendly 3-bedroom, 2-bath home in Kilgore that’s truly move-in ready and feels like new! Enjoy durable vinyl plank flooring throughout, along with a kitchen featuring stainless steel appliances, attractive cabinetry, and ample space to add an island if desired. The spacious primary bedroom includes a private door leading directly to the backyard. If you’re searching for a home with low utility expenses, affordable taxes and insurance, and near-new condition, this one checks all the boxes!

Key facts

• Vinyl plank flooring
• Attractive cabinetry
• 4,356 sq ft lot

Tags

• VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• ATTRACTIVE CABINETRY
• PRIVATE DOOR TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-82 ($-987/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (11.6% below list).
• Recommended offer: $123k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 1 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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, 58% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,923 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (median comp): $144,821
• List price: $139,000
• Delta: -4.02%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.46×
• Total profit: $-21,191
• Equity at exit: $20,725

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $4,676
• Equity at exit: $12,018

Cash invested: $38,920 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$266 /mo · $3,198/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-82

Break-even live

Break-even rent $1,333

Max offer price $124,470

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-43	+0% $-82	+5% $-122	+10% $-161
Rent	-10% $-179	-5% $-131	+0% $-82	+5% $-34	+10% $15
Rate	-1.0pp $-12	-0.5pp $-47	base $-82	+0.5pp $-118	+1.0pp $-155

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.61mi

Listing history 24 events

1. 2026-06-22
   days on market $139,000 Active 65 DOM
2. 2026-06-19
   days on market $139,000 Active 63 DOM
3. 2026-06-18
   days on market $139,000 Active 62 DOM
4. 2026-06-17
   days on market $139,000 Active 61 DOM
5. 2026-06-16
   days on market $139,000 Active 60 DOM
6. 2026-06-15
   days on market $139,000 Active 59 DOM
7. 2026-06-14
   days on market $139,000 Active 57 DOM
8. 2026-06-13
   days on market $139,000 Active 56 DOM
9. 2026-06-10
   days on market $139,000 Active 54 DOM
10. 2026-06-09
    days on market $139,000 Active 53 DOM
11. 2026-06-08
    days on market $139,000 Active 52 DOM
12. 2026-06-07
    days on market $139,000 Active 51 DOM
13. 2026-06-03
    days on market $139,000 Active 47 DOM
14. 2026-06-02
    days on market $139,000 Active 46 DOM
15. 2026-06-01
    days on market $139,000 Active 45 DOM
16. 2026-05-31
    days on market $139,000 Active 44 DOM
17. 2026-05-30
    days on market $139,000 Active 43 DOM
18. 2026-05-12
    price $139,000 526-char remark

    Show marketing remark (526 chars)

    Charming and budget-friendly 3-bedroom, 2-bath home in Kilgore that’s truly move-in ready and feels like new! Enjoy durable vinyl plank flooring throughout, along with a kitchen featuring stainless steel appliances, attractive cabinetry, and ample space to add an island if desired. The spacious primary bedroom includes a private door leading directly to the backyard. If you’re searching for a home with low utility expenses, affordable taxes and insurance, and near-new condition, this one checks all the boxes!

19. 2026-04-17
    listed $139,500 Active 526-char remark

    Show marketing remark (526 chars)

    Charming and budget-friendly 3-bedroom, 2-bath home in Kilgore that’s truly move-in ready and feels like new! Enjoy durable vinyl plank flooring throughout, along with a kitchen featuring stainless steel appliances, attractive cabinetry, and ample space to add an island if desired. The spacious primary bedroom includes a private door leading directly to the backyard. If you’re searching for a home with low utility expenses, affordable taxes and insurance, and near-new condition, this one checks all the boxes!

20. 2022-03-22
    soldstatus
21. 2022-03-21
    soldstatus 482-char remark

    Show marketing remark (482 chars)

    Move in ready adorable, affordable 3/2 in Kilgore that looks and feels like new! You will love the durable vinyl plank flooring throughout the house. .. .kitchen is equipped with stainless steel appliances, beautiful cabinets, and plenty of room to add a kitchen island! Master Bedroom is a good size with its own private door that leads to the backyard. If you are looking for a home with low utility costs, low taxes, low insurance rates, and almost new, this is the home for you!

22. 2021-10-25
    listed $124,900 482-char remark

    Show marketing remark (482 chars)

    Move in ready adorable, affordable 3/2 in Kilgore that looks and feels like new! You will love the durable vinyl plank flooring throughout the house. .. .kitchen is equipped with stainless steel appliances, beautiful cabinets, and plenty of room to add a kitchen island! Master Bedroom is a good size with its own private door that leads to the backyard. If you are looking for a home with low utility costs, low taxes, low insurance rates, and almost new, this is the home for you!

23. 2019-07-09
    soldstatus
24. 2018-04-06
    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: $3,198 · $266/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 · 26 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: $14,751
• − Mortgage interest: −$7,786
• − Property taxes: −$3,198
• − Insurance: −$695
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,044
• Taxable loss: −$3,332
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $-187/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

+11.3% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $139,000 LAAR
• 2026-04-17 Listed $139,500 LAAR
• 2022-03-22 Sold (Public Records) — Public Records
• 2022-03-21 Sold (MLS) — LAAR
• 2021-10-25 Listed $124,900 LAAR
• 2019-07-09 Sold (Public Records) — Public Records
• 2018-04-06 Sold (Public Records) — Public Records

Property tax history

+56.0%/yr

Latest (2025): $3,198 · +11.4% YoY. Source: county tax records.