1600 N 7th Street #5 · Longview, TX 75601

$74,000

1 bd · 1.0 ba · 700 sqft · Townhouse public records · 430 Days on market

Built 1970 $106/sqft · at area comps Est $73k · at est. $208/mo HOA · 21% of rent ↓ 3% since listing

---

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 +16.4/30.0
• 1% rule +8.1/10.0
• ARV discount +6.8/15.0
• DSCR +5.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent, 1/1 in town living at its best in convenient Chateau Pegues! Stunning grounds/complex! Centrally located, this downstairs unit is perfect for individual/couple living and makes for a fantastic rental home! Spacious for its size, this home has a wonderful combined breakfast room/living with attractive flooring and functional galley kitchen. Convenient, clean hallway with combined tub/shower. Large Master with walk-in closet and back patio access! CALL TODAY TO SEE!

Key facts

• Walk-in closet
• Back patio access
• Built 1970

Tags

• FUNCTIONAL GALLEY KITCHEN
• WALK-IN CLOSET
• BACK PATIO ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $74k.

Deal economics

• At list price, monthly cash flow is $41 ($497/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Rents rising (+3.3%/yr); 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: HOA is 21% of rent.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 6.4

CMA / ARV

• ARV (median comp): $72,916
• List price: $74,000
• Delta: 1.49%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 N 7th St #6	0.00mi	1/1.0	700 (0%)	12mo	$76,000	$109	90

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-8,926
• Equity at exit: $11,034

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-2,621
• Equity at exit: $6,398

Cash invested: $20,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$388
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$31
• HOA: −$208
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $41

Break-even live

Break-even rent $915

Max offer price $74,000

Occupancy floor 91%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 N Fourth St Unit 65 Longview, TX	2.0	1.0	700	$950	$1.36	21d	1	0.35mi
1200 N Fourth St Unit 60 Longview, TX	1.0	1.0	750	$950	$1.27	44d	1	0.35mi
1200 N Fourth St Apt 64 Longview, TX	1.0	1.0	750	$950	$1.27	13d	1	0.35mi
303 Eden Dr Unit 307-13 Longview, TX	1.0	1.0	750	$875	$1.17	44d	1	0.86mi
2501 N Eastman Rd Longview, TX	1.0–3.0	1.0–2.0	1028	$797	$0.77	13d	19	1.04mi
437 N Fredonia St Apt 212 Longview, TX	1.0	1.0	600	$700	$1.17	44d	1	1.21mi
437 N Fredonia St Apt 217 Longview, TX	1.0	1.0	600	$700	$1.17	21d	1	1.21mi
1818 Judson Rd Longview, TX	1.0	1.0	750	$1,750	$2.33	44d	1	1.23mi
1100 McCann Rd Longview, TX	1.0–2.0	1.0–2.0	812	$1,175	$1.45	13d	30	1.23mi

HOA detail

• Monthly dues: $208 · $2,496/yr
• Likely covers: landscaping

Listing history 21 events

1. 2026-06-19
   days on market $74,000 Active 430 DOM
2. 2026-06-18
   days on market $74,000 Active 429 DOM
3. 2026-06-17
   days on market $74,000 Active 428 DOM
4. 2026-06-16
   days on market $74,000 Active 427 DOM
5. 2026-06-15
   days on market $74,000 Active 426 DOM
6. 2026-06-14
   days on market $74,000 Active 424 DOM
7. 2026-06-13
   days on market $74,000 Active 423 DOM
8. 2026-06-10
   days on market $74,000 Active 421 DOM
9. 2026-06-09
   days on market $74,000 Active 420 DOM
10. 2026-06-08
    days on market $74,000 Active 419 DOM
11. 2026-06-07
    days on market $74,000 Active 418 DOM
12. 2026-06-05
    days on market $74,000 Active 415 DOM
13. 2026-06-03
    days on market $74,000 Active 414 DOM
14. 2026-06-02
    days on market $74,000 Active 413 DOM
15. 2026-06-01
    days on market $74,000 Active 412 DOM
16. 2026-05-31
    days on market $74,000 Active 411 DOM
17. 2026-05-30
    days on market $74,000 Active 410 DOM
18. 2026-03-09
    price $74,000 479-char remark

    Show marketing remark (479 chars)

    Excellent, 1/1 in town living at its best in convenient Chateau Pegues! Stunning grounds/complex! Centrally located, this downstairs unit is perfect for individual/couple living and makes for a fantastic rental home! Spacious for its size, this home has a wonderful combined breakfast room/living with attractive flooring and functional galley kitchen. Convenient, clean hallway with combined tub/shower. Large Master with walk-in closet and back patio access! CALL TODAY TO SEE!

19. 2026-01-15
    status Active 479-char remark

    Show marketing remark (479 chars)

    Excellent, 1/1 in town living at its best in convenient Chateau Pegues! Stunning grounds/complex! Centrally located, this downstairs unit is perfect for individual/couple living and makes for a fantastic rental home! Spacious for its size, this home has a wonderful combined breakfast room/living with attractive flooring and functional galley kitchen. Convenient, clean hallway with combined tub/shower. Large Master with walk-in closet and back patio access! CALL TODAY TO SEE!

20. 2025-12-08
    status Active 479-char remark

    Show marketing remark (479 chars)

    Excellent, 1/1 in town living at its best in convenient Chateau Pegues! Stunning grounds/complex! Centrally located, this downstairs unit is perfect for individual/couple living and makes for a fantastic rental home! Spacious for its size, this home has a wonderful combined breakfast room/living with attractive flooring and functional galley kitchen. Convenient, clean hallway with combined tub/shower. Large Master with walk-in closet and back patio access! CALL TODAY TO SEE!

21. 2025-02-15
    listed $76,000 Active 479-char remark

    Show marketing remark (479 chars)

    Excellent, 1/1 in town living at its best in convenient Chateau Pegues! Stunning grounds/complex! Centrally located, this downstairs unit is perfect for individual/couple living and makes for a fantastic rental home! Spacious for its size, this home has a wonderful combined breakfast room/living with attractive flooring and functional galley kitchen. Convenient, clean hallway with combined tub/shower. Large Master with walk-in closet and back patio access! CALL TODAY TO SEE!

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$199/yr (+$17/mo · 17.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,614
• − Mortgage interest: −$4,145
• − Property taxes: −$1,156
• − Insurance: −$370
• − Repairs & maintenance: −$929
• − Management: −$929
• − HOA: −$2,496
• − Depreciation: −$2,153
• Taxable loss: −$564
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $632/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): 15,780
• Household income: $65,700
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 761.0

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 0.63)
• 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 · 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: ▼ -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

-2.6% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $74,000 LAAR
• 2026-01-15 Relisted — LAAR
• 2025-12-08 Relisted — LAAR
• 2025-02-15 Listed $76,000 LAAR

Property tax history

+3.9%/yr

Latest (2025): $1,156 · +6.6% YoY. Source: county tax records.