103 White City St · Longview, TX 75601

$25,000

2 bd · 1.0 ba · 600 sqft · SingleFamily · 119 Days on market

Built 1940 Poor condition 0.26 ac lot $42/sqft · 56% below area ↓ 29% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

101 White City in Longview, TX is a great opportunity for an investor or buyer looking for a renovation project. This property is being sold as-is and will require repairs and updates throughout, offering strong potential for the right buyer willing to put in the work. Please use caution when viewing, as some areas of the home have uneven surfaces and may require attention. Ideal for cash buyers or experienced renovators ready to bring it back to life. Property next-door available as well.

Key facts

• 0.26 acre lot
• Built 1940
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.2% 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.
• 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% 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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% 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 $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.61% ✓
• Cap rate: 32.24%
• Cash-on-cash: 92.66%
• DSCR: 5.12
• GRM: 2.3

CMA / ARV

• ARV (median comp): $56,279
• List price: $25,000
• Delta: -55.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 W Eckman St	0.35mi	2/1.0	672 (+12%)	15mo	$99,900	$149	51

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: 93.8%
• Equity multiple: 5.38×
• Total profit: $30,652
• Equity at exit: $3,728

10-year hold

• IRR: 96.6%
• Equity multiple: 11.31×
• Total profit: $72,166
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.3×

Monthly cashflow live

• Estimated rent: $903 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $541

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 35%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 S Fredonia St Unit B Longview, TX	1.0	1.0	550	$750	$1.36	43d	1	0.13mi
717 S Green St Longview, TX	1.0	1.0	624	$795	$1.27	21d	1	0.27mi
717 S Green St Longview, TX	1.0–2.0	1.0	752	$895	$1.19	13d	2	0.27mi
906 E Cotton St Unit C Longview, TX	1.0	1.0	600	$555	$0.93	43d	1	0.65mi
437 N Fredonia St Apt 217 Longview, TX	1.0	1.0	600	$700	$1.17	21d	1	0.72mi
437 N Fredonia St Apt 212 Longview, TX	1.0	1.0	600	$700	$1.17	43d	1	0.72mi
301 E Arden Dr Longview, TX	2.0	1.0	650	$850	$1.31	13d	1	1.41mi
1100 McCann Rd Longview, TX	1.0–2.0	1.0–2.0	812	$1,595	$1.96	13d	30	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $25,000 Active 119 DOM
2. 2026-06-18
   days on market $25,000 Active 118 DOM
3. 2026-06-17
   days on market $25,000 Active 117 DOM
4. 2026-06-16
   days on market $25,000 Active 116 DOM
5. 2026-06-15
   days on market $25,000 Active 115 DOM
6. 2026-06-14
   days on market $25,000 Active 113 DOM
7. 2026-06-13
   days on market $25,000 Active 112 DOM
8. 2026-06-10
   days on market $25,000 Active 110 DOM
9. 2026-06-09
   days on market $25,000 Active 109 DOM
10. 2026-06-08
    days on market $25,000 Active 108 DOM
11. 2026-06-07
    days on market $25,000 Active 107 DOM
12. 2026-06-05
    days on market $25,000 Active 104 DOM
13. 2026-06-03
    days on market $25,000 Active 103 DOM
14. 2026-06-02
    days on market $25,000 Active 102 DOM
15. 2026-06-01
    days on market $25,000 Active 101 DOM
16. 2026-05-31
    days on market $25,000 Active 100 DOM
17. 2026-05-30
    days on market $25,000 Active 99 DOM
18. 2026-05-18
    price $25,000 494-char remark

    Show marketing remark (494 chars)

    101 White City in Longview, TX is a great opportunity for an investor or buyer looking for a renovation project. This property is being sold as-is and will require repairs and updates throughout, offering strong potential for the right buyer willing to put in the work. Please use caution when viewing, as some areas of the home have uneven surfaces and may require attention. Ideal for cash buyers or experienced renovators ready to bring it back to life. Property next-door available as well.

19. 2026-04-08
    price $30,000 494-char remark

    Show marketing remark (494 chars)

    101 White City in Longview, TX is a great opportunity for an investor or buyer looking for a renovation project. This property is being sold as-is and will require repairs and updates throughout, offering strong potential for the right buyer willing to put in the work. Please use caution when viewing, as some areas of the home have uneven surfaces and may require attention. Ideal for cash buyers or experienced renovators ready to bring it back to life. Property next-door available as well.

20. 2026-02-20
    listed $35,000 Active 494-char remark

    Show marketing remark (494 chars)

    101 White City in Longview, TX is a great opportunity for an investor or buyer looking for a renovation project. This property is being sold as-is and will require repairs and updates throughout, offering strong potential for the right buyer willing to put in the work. Please use caution when viewing, as some areas of the home have uneven surfaces and may require attention. Ideal for cash buyers or experienced renovators ready to bring it back to life. Property next-door available as well.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $10,835
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$727
• Taxable income: $6,473
• Est. tax owed @ 24.0%: −$1,554
• After-tax cash flow: $4,933/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including structural repairs, exterior and interior renovations, and system upgrades, making it a significant project for an experienced renovator or investor.

Repairs flagged

• Major siding — Severe weathering and missing shingles
• Major roof — Exposed rafters and missing shingles
• Major flooring — Uneven surfaces and potential structural issues
• Major interior walls/paint — Paint peeling and potential structural issues
• Major systems — No visible systems, but likely in need of major updates

Value-add opportunities

• Both structural repairs — Stabilizing the foundation and addressing structural issues
• Both exterior siding and roof replacement — Improving curb appeal and structural integrity
• Both interior painting and repairs — Enhancing the home's appearance and value
• Both system upgrades — Improving energy efficiency and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and missing shingles	Major	$15,000–50,000
roof · Exposed rafters and missing shingles	Major	$15,000–50,000
flooring · Uneven surfaces and potential structural issues	Major	$15,000–50,000
interior walls/paint · Paint peeling and potential structural issues	Major	$15,000–50,000
systems · No visible systems, but likely in need of major updates	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both structural repairs — Stabilizing the foundation and addressing structural issues ↑
• Both exterior siding and roof replacement — Improving curb appeal and structural integrity ↑
• Both interior painting and repairs — Enhancing the home's appearance and value ↑
• Both system upgrades — Improving energy efficiency and functionality ↑

ⓘ 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: 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

-28.6% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $25,000 LAAR
• 2026-04-08 Price Changed $30,000 LAAR
• 2026-02-20 Listed $35,000 LAAR