134 Park Dr · Longview, TX 75601

$249,900

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 41 Days on market

Built 1977 10,498 sqft lot $146/sqft · 30% below area Est $379k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bath home located in Longview within the desirable Hallsville ISD. Tucked away in a quiet, low-traffic area, this property offers a peaceful setting without the congestion, while still being just 5 minutes from shopping, restaurants, and everyday conveniences. The home features beautiful landscaping and strong curb appeal, along with a large backyard complete with a raised garden bed. Inside, you’ll find an oversized laundry room with the potential to be converted into a spacious pantry, offering both functionality and flexibility.

Key facts

• Large backyard
• Raised garden bed
• Potential pantry

Tags

• QUIET LOW-TRAFFIC AREA
• LARGE BACKYARD
• RAISED GARDEN BED
• OVERSIZED LAUNDRY ROOM
• POTENTIAL PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.6% below list).
• Recommended offer: $193k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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+, amenities F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallsville H S (math 66% / reading 70%, grade B, #150 of 1,632 statewide, top 10%, 1,456 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 35% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Hallsville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 157 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: major wind risk, 58% 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 $193,323 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.77% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $379,097
• List price: $249,900
• Delta: -34.08%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Park Dr	0.00mi	3/2.0	1,812 (+6%)	1mo	$249,900	$138	90
3208 Mona Dr	0.67mi	2/2.0 (-1)	1,660 (-3%)	23mo	$244,900	$148	39

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-54,785
• Equity at exit: $37,261

10-year hold

• IRR: -16.2%
• Equity multiple: 0.08×
• Total profit: $-64,361
• Equity at exit: $21,607

Cash invested: $69,972 (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: 157
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-234

Break-even live

Break-even rent $2,229

Max offer price $208,555

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-163	+0% $-234	+5% $-305	+10% $-376
Rent	-10% $-387	-5% $-310	+0% $-234	+5% $-158	+10% $-81
Rate	-1.0pp $-108	-0.5pp $-170	base $-234	+0.5pp $-299	+1.0pp $-365

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	46d	1	0.56mi
3109 Mesa Dr Longview, TX	4.0	2.0	1582	$2,400	$1.52	16d	1	0.56mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	24d	1	0.56mi
3401 E Marshall Ave Longview, TX	1.0–3.0	1.0–2.0	1025	$1,300	$1.27	16d	4	0.86mi
3401 E Marshall Ave Longview, TX	3.0	2.0	1300	$1,300	$1.00	24d	1	0.86mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	16d	1	1.39mi
607 Texas St Longview, TX	3.0	2.0	1090	$1,249	$1.15	16d	1	1.44mi

Listing history 11 events

1. 2026-05-13
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Charming 3 bedroom, 2 bath home located in Longview within the desirable Hallsville ISD. Tucked away in a quiet, low-traffic area, this property offers a peaceful setting without the congestion, while still being just 5 minutes from shopping, restaurants, and everyday conveniences. The home features beautiful landscaping and strong curb appeal, along with a large backyard complete with a raised garden bed. Inside, you’ll find an oversized laundry room with the potential to be converted into a spacious pantry, offering both functionality and flexibility.

2. 2026-05-12
   status Pending 564-char remark

   Show marketing remark (564 chars)

   Charming 3 bedroom, 2 bath home located in Longview within the desirable Hallsville ISD. Tucked away in a quiet, lowtraffic area, this property offers a peaceful setting without the congestion, while still being just 5 minutes from shopping, restaurants, and everyday conveniences. The home features beautiful landscaping and strong curb appeal, along with a large backyard complete with a raised garden bed. Inside, you’ll find an oversized laundry room with the potential to be converted into a spacious pantry, offering both functionality and flexibility.

3. 2026-05-03
   historical Active Option Contract 565-char remark

   Show marketing remark (565 chars)

   Charming 3 bedroom, 2 bath home located in Longview within the desirable Hallsville ISD. Tucked away in a quiet, low-traffic area, this property offers a peaceful setting without the congestion, while still being just 5 minutes from shopping, restaurants, and everyday conveniences. The home features beautiful landscaping and strong curb appeal, along with a large backyard complete with a raised garden bed. Inside, you’ll find an oversized laundry room with the potential to be converted into a spacious pantry, offering both functionality and flexibility.

4. 2026-04-07
   listed $249,900 Active 564-char remark

   Show marketing remark (564 chars)

   Charming 3 bedroom, 2 bath home located in Longview within the desirable Hallsville ISD. Tucked away in a quiet, lowtraffic area, this property offers a peaceful setting without the congestion, while still being just 5 minutes from shopping, restaurants, and everyday conveniences. The home features beautiful landscaping and strong curb appeal, along with a large backyard complete with a raised garden bed. Inside, you’ll find an oversized laundry room with the potential to be converted into a spacious pantry, offering both functionality and flexibility.

5. 2026-04-01
   listed $249,900 Active 565-char remark

   Show marketing remark (565 chars)

   Charming 3 bedroom, 2 bath home located in Longview within the desirable Hallsville ISD. Tucked away in a quiet, low-traffic area, this property offers a peaceful setting without the congestion, while still being just 5 minutes from shopping, restaurants, and everyday conveniences. The home features beautiful landscaping and strong curb appeal, along with a large backyard complete with a raised garden bed. Inside, you’ll find an oversized laundry room with the potential to be converted into a spacious pantry, offering both functionality and flexibility.

6. 2021-03-01
   soldstatus
7. 2021-03-01
   soldstatus
8. 2021-01-26
   listed $209,900
9. 2021-01-12
   listed $209,900
10. 2020-09-30
    soldstatus
11. 2020-03-05
    listed $125,000

ⓘ 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: $4,160 · $347/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$413/yr (+$34/mo · 9.9%)

ⓘ 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 ≥111°F today · 24 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,199
• − Mortgage interest: −$13,998
• − Property taxes: −$4,160
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$7,270
• Taxable loss: −$7,191
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $-1,083/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 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 (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

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 · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

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

+99.9% since first listed

11 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-05-12 Pending — GTAR
• 2026-05-03 Contingent — NTREIS
• 2026-04-07 Listed $249,900 GTAR
• 2026-04-01 Listed $249,900 NTREIS
• 2021-03-01 Sold (MLS) — LAAR
• 2021-03-01 Sold (MLS) — GTAR
• 2021-01-26 Listed $209,900 GTAR
• 2021-01-12 Listed $209,900 LAAR
• 2020-09-30 Sold (MLS) — LAAR
• 2020-03-05 Listed $125,000 LAAR

Property tax history

+4.5%/yr

Latest (2025): $4,160 · +3.4% YoY. Source: county tax records.