1131 Mission Creek Dr · Longview, TX 75601

$255,000

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 55 Days on market

Built 2022 Good condition 6,055 sqft lot $170/sqft · 13% below area Est $294k · 13% under

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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 +17.6/30.0
• ARV discount +13.5/15.0
• DSCR +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like-new 4-bedroom, 2-bath home in highly sought-after Hallsville ISD! This well-maintained property features durable vinyl flooring, brand new carpet, and fresh paint throughout. Enjoy modern convenience with fiber optic internet availability. Ideally located just off Page Rd and Loop 281, offering quick access to shopping, dining, and all that the area has to offer. Situated near Hallsville West Elementary, this home also includes a fenced backyard and a 2-car garage—perfect for comfortable, everyday living!

Key facts

• Fenced backyard
• 6,055 sq ft lot
• 2 garage spots

Tags

• FENCED BACKYARD
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (14.5% below list).
• Recommended offer: $218k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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: Rents rising (+3.3%/yr); 153 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,115 (14.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $294,426
• List price: $255,000
• Delta: -13.39%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-27,873
• Equity at exit: $38,021

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,465
• Equity at exit: $22,048

Cash invested: $71,400 (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 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 153
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $203

Break-even live

Break-even rent $1,924

Max offer price $255,000

Occupancy floor 86%

Sensitivity live

Price	-10% $347	-5% $275	+0% $203	+5% $131	+10% $59
Rent	-10% $31	-5% $117	+0% $203	+5% $289	+10% $375
Rate	-1.0pp $331	-0.5pp $268	base $203	+0.5pp $137	+1.0pp $70

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Mesa Dr Longview, TX	4.0	2.0	1582	$2,400	$1.52	14d	1	0.15mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	44d	1	0.15mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	22d	1	0.15mi
3401 E Marshall Ave Longview, TX	1.0–3.0	1.0–2.0	1025	$1,300	$1.27	14d	4	1.05mi
3401 E Marshall Ave Longview, TX	3.0	2.0	1300	$1,300	$1.00	22d	1	1.05mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	14d	1	1.16mi

Listing history 1 events

1. 2026-04-02
   listed $255,000 Active 521-char remark

   Show marketing remark (521 chars)

   Like-new 4-bedroom, 2-bath home in highly sought-after Hallsville ISD! This well-maintained property features durable vinyl flooring, brand new carpet, and fresh paint throughout. Enjoy modern convenience with fiber optic internet availability. Ideally located just off Page Rd and Loop 281, offering quick access to shopping, dining, and all that the area has to offer. Situated near Hallsville West Elementary, this home also includes a fenced backyard and a 2-car garage—perfect for comfortable, everyday living!

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$3,746/yr (+$312/mo · 407.2%)

ⓘ 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 6/10 Major 6 d/yr ≥111°F today · 21 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: $26,174
• − Mortgage interest: −$14,284
• − Property taxes: −$920
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$7,418
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $2,894/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home in Longview, TX, offers a good condition with modern updates and a great location.

Value-add opportunities

• Both landscaping — improve curb appeal and add value
• Both furniture — enhance interior aesthetics and make space more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improve curb appeal and add value ↑
• Both furniture — enhance interior aesthetics and make space more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 15,780
• Household income: $65,700
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 761.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -107.73%
• Current HPI: 252.0752
• Rent YoY: ▲ 3.29%
• 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

1 event — show timeline

• 2026-04-02 Listed $255,000 LAAR

Property tax history

+22.1%/yr

Latest (2025): $920 · +40.9% YoY. Source: county tax records.