409 W Harrison Rd · Longview, TX 75604

$90,000

2 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 165 Days on market

Built 1931 0.48 ac lot $68/sqft · 36% below area Est $141k · 36% under ↓ 17% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this charming 2-bedroom, 1-bath home located at 507 W. Harrison Rd. in the heart of Longview, Texas. Situated on just under . 5 acres and conveniently located to Pine Tree High School, this property is an ideal opportunity for investors or anyone looking for a great rental or fixer upper. With a bit of TLC, this home could truly shine! Featuring comfortable living spaces, a functional layout, and a spacious yard, it’s ready for your creative vision and personal touch. Whether you’re an investor seeking your next rental property or a homeowner ready to renovate and build equity, this affordable home in a prime location is full of promise.

Key facts

• Spacious yard
• Functional layout
• Prime location

Tags

• SPACIOUS YARD
• FUNCTIONAL LAYOUT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Pine Tree ISD (urban): math 41% / reading 40% proficiency, ranked #376 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 244 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.31% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (median comp): $141,456
• List price: $90,000
• Delta: -36.38%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.22% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,647
• Equity at exit: $13,419

10-year hold

• IRR: 12.6%
• Equity multiple: 2.06×
• Total profit: $26,777
• Equity at exit: $7,782

Cash invested: $25,200 (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 75604

• Rents YoY: 4.2%
• Active inventory: 244
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $231

Break-even live

Break-even rent $883

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $282	-5% $256	+0% $231	+5% $205	+10% $180
Rent	-10% $138	-5% $184	+0% $231	+5% $277	+10% $324
Rate	-1.0pp $276	-0.5pp $254	base $231	+0.5pp $208	+1.0pp $184

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Jester Cir Longview, TX	2.0	1.0	995	$1,050	$1.06	14d	1	1.29mi

Listing history 25 events

1. 2026-06-21
   days on market $90,000 Active 165 DOM
2. 2026-06-19
   days on market $90,000 Active 163 DOM
3. 2026-06-18
   days on market $90,000 Active 162 DOM
4. 2026-06-17
   days on market $90,000 Active 161 DOM
5. 2026-06-16
   days on market $90,000 Active 160 DOM
6. 2026-06-15
   days on market $90,000 Active 159 DOM
7. 2026-06-14
   days on market $90,000 Active 157 DOM
8. 2026-06-13
   pricedays on market $90,000 Active 156 DOM
9. 2026-06-10
   days on market $99,500 Active 154 DOM
10. 2026-06-09
    days on market $99,500 Active 153 DOM
11. 2026-06-08
    days on market $99,500 Active 152 DOM
12. 2026-06-07
    days on market $99,500 Active 151 DOM
13. 2026-06-05
    days on market $99,500 Active 148 DOM
14. 2026-06-03
    days on market $99,500 Active 147 DOM
15. 2026-06-02
    days on market $99,500 Active 146 DOM
16. 2026-06-01
    days on market $99,500 Active 145 DOM
17. 2026-05-31
    days on market $99,500 Active 144 DOM
18. 2026-05-30
    days on market $99,500 Active 143 DOM
19. 2026-04-04
    price $99,500 683-char remark

    Show marketing remark (683 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home located at 507 W. Harrison Rd. in the heart of Longview, Texas. Situated on just under . 5 acres and conveniently located to Pine Tree High School, this property is an ideal opportunity for investors or anyone looking for a great rental or fixer upper. With a bit of TLC, this home could truly shine! Featuring comfortable living spaces, a functional layout, and a spacious yard, it’s ready for your creative vision and personal touch. Whether you’re an investor seeking your next rental property or a homeowner ready to renovate and build equity, this affordable home in a prime location is full of promise.

20. 2026-03-16
    price $105,000 683-char remark

    Show marketing remark (683 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home located at 507 W. Harrison Rd. in the heart of Longview, Texas. Situated on just under . 5 acres and conveniently located to Pine Tree High School, this property is an ideal opportunity for investors or anyone looking for a great rental or fixer upper. With a bit of TLC, this home could truly shine! Featuring comfortable living spaces, a functional layout, and a spacious yard, it’s ready for your creative vision and personal touch. Whether you’re an investor seeking your next rental property or a homeowner ready to renovate and build equity, this affordable home in a prime location is full of promise.

21. 2026-02-25
    price $110,000 683-char remark

    Show marketing remark (683 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home located at 507 W. Harrison Rd. in the heart of Longview, Texas. Situated on just under . 5 acres and conveniently located to Pine Tree High School, this property is an ideal opportunity for investors or anyone looking for a great rental or fixer upper. With a bit of TLC, this home could truly shine! Featuring comfortable living spaces, a functional layout, and a spacious yard, it’s ready for your creative vision and personal touch. Whether you’re an investor seeking your next rental property or a homeowner ready to renovate and build equity, this affordable home in a prime location is full of promise.

22. 2026-02-01
    price $115,000 683-char remark

    Show marketing remark (683 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home located at 507 W. Harrison Rd. in the heart of Longview, Texas. Situated on just under . 5 acres and conveniently located to Pine Tree High School, this property is an ideal opportunity for investors or anyone looking for a great rental or fixer upper. With a bit of TLC, this home could truly shine! Featuring comfortable living spaces, a functional layout, and a spacious yard, it’s ready for your creative vision and personal touch. Whether you’re an investor seeking your next rental property or a homeowner ready to renovate and build equity, this affordable home in a prime location is full of promise.

23. 2026-01-07
    listed $119,500 Active 683-char remark

    Show marketing remark (683 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home located at 507 W. Harrison Rd. in the heart of Longview, Texas. Situated on just under . 5 acres and conveniently located to Pine Tree High School, this property is an ideal opportunity for investors or anyone looking for a great rental or fixer upper. With a bit of TLC, this home could truly shine! Featuring comfortable living spaces, a functional layout, and a spacious yard, it’s ready for your creative vision and personal touch. Whether you’re an investor seeking your next rental property or a homeowner ready to renovate and build equity, this affordable home in a prime location is full of promise.

24. 2011-02-14
    soldstatus
25. 2009-12-30
    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: $2,261 · $188/mo
• Projected year-2 tax: $2,261 · $188/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 ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,108
• − Mortgage interest: −$5,041
• − Property taxes: −$2,261
• − Insurance: −$450
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,618
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,416/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: Pine Tree ISD
• NCES district ID: 4834980
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $50,800
• Composite: 35.0/100
• National rank: #5049
• State rank: #376 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): 31,924
• Household income: $67,942
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 996.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 19% Black 17% Two or more races 14%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 13% Arabic 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: ▼ -196.02%
• Current HPI: 237.5586
• Rent YoY: ▲ 4.22%
• 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

-16.7% since first listed

7 events — show timeline

• 2026-04-04 Price Changed $99,500 LAAR
• 2026-03-16 Price Changed $105,000 LAAR
• 2026-02-25 Price Changed $110,000 LAAR
• 2026-02-01 Price Changed $115,000 LAAR
• 2026-01-07 Listed $119,500 LAAR
• 2011-02-14 Sold (Public Records) — Public Records
• 2009-12-30 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,261 · +30.3% YoY. Source: county tax records.