501 Rockdale St · Longview, TX 75604

$125,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 23 Days on market

Built 1940 0.26 ac lot $120/sqft · 22% below area Est $160k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• 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

Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next? Property is being sold As Is.

Key facts

• Practical mudroom
• Fully fenced in yard
• Extensive shelving

Tags

• CORNER LOT
• FULLY FENCED IN YARD
• SPACIOUS LIVING ROOM
• PRACTICAL MUDROOM
• SEPARATE LAUNDRY ROOM
• EXTENSIVE SHELVING

Property features AI

Exterior

• Parking: Detached paved garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single family residence; Single-story
• Construction: Composition roof
• Exterior features: Chain link fencing; Corner lot; Detached storage structure

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Refrigerator; Gas water heater; Vinyl flooring; Ceiling fan(s); Smoke detector(s); Total of 5 rooms
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$159,954) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $25 ($302/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 $108k (13.2% below list).
• Recommended offer: $108k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 242 active listings in the ZIP; 2 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $108,494 (13.2% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (median comp): $159,954
• List price: $125,000
• Delta: -21.85%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-17,305
• Equity at exit: $18,638

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-7,345
• Equity at exit: $10,808

Cash invested: $35,000 (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 75604

• Rents YoY: 4.2%
• Active inventory: 242
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $25

Break-even live

Break-even rent $1,053

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $61	+0% $25	+5% $-10	+10% $-46
Rent	-10% $-61	-5% $-18	+0% $25	+5% $68	+10% $111
Rate	-1.0pp $88	-0.5pp $57	base $25	+0.5pp $-7	+1.0pp $-40

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.91mi
914 Creekside Dr Longview, TX	2.0	2.0	1145	$1,275	$1.11	44d	10	1.21mi

Listing history 26 events

1. 2026-05-04
   listed $125,000 Active 995-char remark
2. 2026-01-08
   historical $1,295
3. 2025-11-04
   listed $1,295
4. 2025-02-05
   soldstatus
5. 2025-02-05
   soldstatus
6. 2024-12-26
   soldstatus
7. 2024-12-26
   soldstatus
8. 2024-08-22
   historical $1,295
9. 2024-08-12
   historical $1,295
10. 2024-07-11
    listed $1,295
11. 2024-06-04
    price $1,295
12. 2024-05-29
    price $1,325
13. 2024-05-29
    price $1,375
14. 2024-04-24
    listed $1,400

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

15. 2024-04-24
    soldstatus Closed 274-char remark

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

16. 2024-04-24
    soldstatus Closed

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

17. 2024-04-24
    soldstatus Closed

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

18. 2024-04-24
    soldstatus

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

19. 2024-04-05
    historical 274-char remark

    Show marketing remark (274 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next? Property is being sold As Is.

20. 2024-04-05
    status Pending

    Show marketing remark (274 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next? Property is being sold As Is.

21. 2024-03-18
    listed $74,999 Active
22. 2024-03-11
    status Active 274-char remark

    Show marketing remark (274 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next? Property is being sold As Is.

23. 2024-03-01
    historical 274-char remark

    Show marketing remark (274 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next? Property is being sold As Is.

24. 2024-02-09
    listed $74,999 Active 274-char remark

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

25. 2024-02-09
    listed $74,999 Active

    Show marketing remark (273 chars)

    Looking for a project? This one is for you. Two bedroom one bath with potential! Bring your paint brush and tools to make this one Super Cute with your own touch. Previous tenant made this home to them for 20 years - who will call it Home next?Property is being sold As Is.

26. 2005-10-10
    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: $1,492 · $124/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$796/yr (+$66/mo · 53.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $13,019
• − Mortgage interest: −$7,002
• − Property taxes: −$1,492
• − Insurance: −$625
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,636
• Taxable loss: −$1,819
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $739/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

+66.7% since first listed

26 events — show timeline

• 2026-05-04 Listed $125,000 LAAR
• 2026-01-08 Rental Removed $1,295 APPFOLIO
• 2025-11-04 Listed for Rent $1,295 APPFOLIO
• 2025-02-05 Sold (Public Records) — Public Records
• 2025-02-05 Sold (Public Records) — Public Records
• 2024-12-26 Sold (Public Records) — Public Records
• 2024-12-26 Sold (Public Records) — Public Records
• 2024-08-22 Rental Removed $1,295 GTAR
• 2024-08-12 Rental Removed $1,295 RENT.
• 2024-07-11 Listed for Rent $1,295 GTAR
• 2024-06-04 Price Changed $1,295 RENT.
• 2024-05-29 Price Changed $1,325 RENT.
• 2024-05-29 Price Changed $1,375 RENT.
• 2024-04-24 Listed for Rent $1,400 RENT.
• 2024-04-24 Sold (Public Records) — Public Records
• 2024-04-24 Sold (MLS) — NTREIS
• 2024-04-24 Sold (MLS) — LAAR
• 2024-04-24 Sold (MLS) — GTAR
• 2024-04-05 Delisted — GTAR
• 2024-04-05 Pending — NTREIS
• 2024-03-18 Listed $74,999 NTREIS
• 2024-03-11 Relisted — GTAR
• 2024-03-01 Delisted — GTAR
• 2024-02-09 Listed $74,999 GTAR
• 2024-02-09 Listed $74,999 LAAR
• 2005-10-10 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,492 · +19.5% YoY. Source: county tax records.