1222 N 10th St · Longview, TX 75601

$99,999

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 38 Days on market

Built 1956 0.62 ac lot $113/sqft · 12% below area Est $117k · 15% 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 +21.3/30.0
• ARV discount +14.2/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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

This 2 bedroom home has the nice, original wood floors, covered parking, a nice covered pavilion/sitting area on the side, plus a storage building that houses the dryer, the washing machine hook up is in the kitchen. Partially fenced. This originally included 3 lots, the owner has sold part of the property to a home builder. The new property line is at the telephone pole by the street. (No current survey) The owner owns 2 other 4 year old homes next door at 1302 and 1304 Tenth offered at $105,000 each. They're 3/2, and would make a great package deal for an investor. The home is ready to show on 11/25/20! Over the next few days the owner will do some painting, repair the sub flooring in the bathroom and other minor repairs. When it was last rented, rent was $750, tenant pays all utilities.

Key facts

• Sitting on .6 acres
• Granite counters
• 0.62 acre lot

Tags

• GRANITE COUNTERS
• SEPARATE COVERED SIDE DECK
• SITTING ON .6 ACRES

Property features AI

Exterior

• Parking: Detached or attached garage with two spaces (garage faces front); Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Pillar/post/pier foundation
• Exterior features: Chain link fencing; Storage structure on property; No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1956 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $117,450
• List price: $99,999
• Delta: -14.86%
• 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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-6,513
• Equity at exit: $14,910

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $7,720
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,055 high
• Mortgage (P&I): −$524
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $147

Break-even live

Break-even rent $869

Max offer price $99,999

Occupancy floor 81%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 N Fourth St Apt 55 Longview, TX	2.0	1.0	850	$1,100	$1.29	13d	1	0.29mi
1200 N Fourth St Unit 65 Longview, TX	2.0	1.0	700	$950	$1.36	21d	1	0.29mi
1200 N Fourth St Unit 59 Longview, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.29mi
1200 N Fourth St Unit 60 Longview, TX	1.0	1.0	750	$950	$1.27	43d	1	0.29mi
1200 N Fourth St Apt 64 Longview, TX	1.0	1.0	750	$950	$1.27	13d	1	0.29mi
1602 N Seventh St Unit 14 Longview, TX	2.0	1.0	884	$950	$1.07	13d	1	0.52mi
703 Texas St Longview, TX	2.0	1.0	980	$1,100	$1.12	43d	1	0.72mi
607 Texas St Longview, TX	3.0	2.0	1090	$1,249	$1.15	13d	1	0.72mi
437 N Fredonia St Apt 217 Longview, TX	1.0	1.0	600	$700	$1.17	21d	1	0.89mi
437 N Fredonia St Apt 212 Longview, TX	1.0	1.0	600	$700	$1.17	43d	1	0.89mi
1507 N Eastman Rd Longview, TX	1.0–2.0	1.0	935	$1,251	$1.34	13d	7	1.00mi
2006 Jane St Unit H Longview, TX	2.0	1.0	1000	$1,000	$1.00	13d	1	1.06mi
906 E Cotton St Unit C Longview, TX	1.0	1.0	600	$555	$0.93	43d	1	1.13mi
115 E Tyler St Unit 200 Longview, TX	1.0	1.0	900	$1,495	$1.66	43d	1	1.18mi
1100 McCann Rd Longview, TX	1.0–2.0	1.0–2.0	812	$1,595	$1.96	13d	30	1.28mi
303 Eden Dr Unit 307-13 Longview, TX	1.0	1.0	750	$875	$1.17	43d	1	1.30mi
303 Eden Dr Unit 313-37 Longview, TX	2.0	1.0	950	$895	$0.94	21d	1	1.30mi
303 Eden Dr Unit 315-47 Longview, TX	2.0	1.0	950	$895	$0.94	43d	1	1.30mi
406 S Fredonia St Unit B Longview, TX	1.0	1.0	550	$750	$1.36	43d	1	1.46mi
2501 N Eastman Rd Longview, TX	1.0–3.0	1.0–2.0	1028	$1,162	$1.13	13d	19	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $99,999 Active 38 DOM
2. 2026-06-18
   days on market $99,999 Active 37 DOM
3. 2026-06-17
   days on market $99,999 Active 36 DOM
4. 2026-06-16
   days on market $99,999 Active 35 DOM
5. 2026-06-15
   days on market $99,999 Active 34 DOM
6. 2026-06-14
   days on market $99,999 Active 32 DOM
7. 2026-06-13
   days on market $99,999 Active 31 DOM
8. 2026-06-10
   days on market $99,999 Active 29 DOM
9. 2026-06-09
   days on market $99,999 Active 28 DOM
10. 2026-06-08
    days on market $99,999 Active 27 DOM
11. 2026-06-07
    days on market $99,999 Active 26 DOM
12. 2026-06-05
    days on market $99,999 Active 23 DOM
13. 2026-06-03
    days on market $99,999 Active 22 DOM
14. 2026-06-02
    days on market $99,999 Active 21 DOM
15. 2026-06-01
    days on market $99,999 Active 20 DOM
16. 2026-05-31
    days on market $99,999 Active 19 DOM
17. 2026-05-30
    days on market $99,999 Active 18 DOM
18. 2026-05-13
    price $99,999 470-char remark
19. 2026-05-12
    listed $99,000 Active 470-char remark
20. 2021-01-05
    soldstatus 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom home has the nice, original wood floors, covered parking, a nice covered pavilion/sitting area on the side, plus a storage building that houses the dryer, the washing machine hook up is in the kitchen. Partially fenced. This originally included 3 lots, the owner has sold part of the property to a home builder. The new property line is at the telephone pole by the street. (No current survey) The owner owns 2 other 4 year old homes next door at 1302 and 1304 Tenth offered at $105,000 each. They're 3/2, and would make a great package deal for an investor. The home is ready to show on 11/25/20! Over the next few days the owner will do some painting, repair the sub flooring in the bathroom and other minor repairs. When it was last rented, rent was $750, tenant pays all utilities.

21. 2020-07-31
    listed $53,900 802-char remark

    Show marketing remark (802 chars)

    This 2 bedroom home has the nice, original wood floors, covered parking, a nice covered pavilion/sitting area on the side, plus a storage building that houses the dryer, the washing machine hook up is in the kitchen. Partially fenced. This originally included 3 lots, the owner has sold part of the property to a home builder. The new property line is at the telephone pole by the street. (No current survey) The owner owns 2 other 4 year old homes next door at 1302 and 1304 Tenth offered at $105,000 each. They're 3/2, and would make a great package deal for an investor. The home is ready to show on 11/25/20! Over the next few days the owner will do some painting, repair the sub flooring in the bathroom and other minor repairs. When it was last rented, rent was $750, tenant pays all utilities.

22. 2014-07-07
    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: $1,446 · $120/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$384/yr (+$32/mo · 26.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $12,663
• − Mortgage interest: −$5,601
• − Property taxes: −$1,446
• − Insurance: −$500
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,909
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,722/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

+85.5% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $99,999 LAAR
• 2026-05-12 Listed $99,000 LAAR
• 2021-01-05 Sold (MLS) — LAAR
• 2020-07-31 Listed $53,900 LAAR
• 2014-07-07 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,446 · +19.8% YoY. Source: county tax records.