2509 Broadway Blvd · Kilgore, TX 75662

$200,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 63 Days on market

Built 2003 0.49 ac lot $138/sqft · 16% below area Est $238k · 16% under ↓ 11% since listing

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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 +14.7/15.0
• Cash flow +8.0/30.0
• Rent growth +4.7/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2509 Broadway, a well-maintained residence offering comfort, space, and a central location in the heart of Kilgore. This inviting home features three bedrooms and two bathrooms, a functional floor plan, and plenty of natural light throughout. The spacious living area provides a warm and welcoming atmosphere, while the kitchen is equipped with ample cabinetry and countertop space, perfect for everyday living and entertaining. Bedrooms are generously sized, offering comfort and privacy for the whole family. Outside, you’ll find a nice-sized yard, providing room for outdoor activities, gardening, or simply relaxing. Located close to schools, shopping, dining, and easy highway access, this home is ideal for those seeking both convenience and comfort. Whether you’re a first-time buyer, looking to downsize, or searching for an investment opportunity, 2509 Broadway is a must-see.

Key facts

• Close to schools
• Ample cabinetry
• Countertop space

Tags

• AMPLE CABINETRY
• COUNTERTOP SPACE
• NICE-SIZED YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.6% below list).
• Recommended offer: $147k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, schools D-.
• Kilgore ISD (town): math 33% / reading 38% proficiency, ranked #498 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,812 (26.6% 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 63 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.73% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 11.4

CMA / ARV

• ARV (median comp): $238,094
• List price: $200,000
• Delta: -16.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.25×
• Total profit: $-41,942
• Equity at exit: $29,821

10-year hold

• IRR: -5.2%
• Equity multiple: 0.58×
• Total profit: $-23,329
• Equity at exit: $17,292

Cash invested: $56,000 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$234 /mo · $2,802/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-272

Break-even live

Break-even rent $1,813

Max offer price $151,892

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Harris St Kilgore, TX	2.0	2.0	1500	$1,400	$0.93	13d	1	0.61mi
620 Riverside Dr Kilgore, TX	3.0	2.0	1376	$1,495	$1.09	13d	1	0.70mi

Listing history 22 events

1. 2026-05-03
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Welcome to 2509 Broadway, a well-maintained residence offering comfort, space, and a central location in the heart of Kilgore. This inviting home features three bedrooms and two bathrooms, a functional floor plan, and plenty of natural light throughout. The spacious living area provides a warm and welcoming atmosphere, while the kitchen is equipped with ample cabinetry and countertop space, perfect for everyday living and entertaining. Bedrooms are generously sized, offering comfort and privacy for the whole family. Outside, you’ll find a nice-sized yard, providing room for outdoor activities, gardening, or simply relaxing. Located close to schools, shopping, dining, and easy highway access, this home is ideal for those seeking both convenience and comfort. Whether you’re a first-time buyer, looking to downsize, or searching for an investment opportunity, 2509 Broadway is a must-see.

2. 2026-04-27
   status Pending
3. 2026-04-09
   price $200,000

   Show marketing remark (908 chars)

   Welcome to 2509 Broadway, a well-maintained residence offering comfort, space, and a central location in the heart of Kilgore. This inviting home features three bedrooms and two bathrooms, a functional floor plan, and plenty of natural light throughout. The spacious living area provides a warm and welcoming atmosphere, while the kitchen is equipped with ample cabinetry and countertop space, perfect for everyday living and entertaining. Bedrooms are generously sized, offering comfort and privacy for the whole family. Outside, you’ll find a nice-sized yard, providing room for outdoor activities, gardening, or simply relaxing. Located close to schools, shopping, dining, and easy highway access, this home is ideal for those seeking both convenience and comfort. Whether you’re a first-time buyer, looking to downsize, or searching for an investment opportunity, 2509 Broadway is a must-see.

4. 2026-04-09
   price $200,000 908-char remark

   Show marketing remark (908 chars)

   Welcome to 2509 Broadway, a well-maintained residence offering comfort, space, and a central location in the heart of Kilgore. This inviting home features three bedrooms and two bathrooms, a functional floor plan, and plenty of natural light throughout. The spacious living area provides a warm and welcoming atmosphere, while the kitchen is equipped with ample cabinetry and countertop space, perfect for everyday living and entertaining. Bedrooms are generously sized, offering comfort and privacy for the whole family. Outside, you’ll find a nice-sized yard, providing room for outdoor activities, gardening, or simply relaxing. Located close to schools, shopping, dining, and easy highway access, this home is ideal for those seeking both convenience and comfort. Whether you’re a first-time buyer, looking to downsize, or searching for an investment opportunity, 2509 Broadway is a must-see.

5. 2026-04-08
   price $200,000
6. 2026-03-02
   listed $209,900 Active 908-char remark

   Show marketing remark (908 chars)

   Welcome to 2509 Broadway, a well-maintained residence offering comfort, space, and a central location in the heart of Kilgore. This inviting home features three bedrooms and two bathrooms, a functional floor plan, and plenty of natural light throughout. The spacious living area provides a warm and welcoming atmosphere, while the kitchen is equipped with ample cabinetry and countertop space, perfect for everyday living and entertaining. Bedrooms are generously sized, offering comfort and privacy for the whole family. Outside, you’ll find a nice-sized yard, providing room for outdoor activities, gardening, or simply relaxing. Located close to schools, shopping, dining, and easy highway access, this home is ideal for those seeking both convenience and comfort. Whether you’re a first-time buyer, looking to downsize, or searching for an investment opportunity, 2509 Broadway is a must-see.

7. 2026-03-02
   listed $209,900 Active

   Show marketing remark (908 chars)

   Welcome to 2509 Broadway, a well-maintained residence offering comfort, space, and a central location in the heart of Kilgore. This inviting home features three bedrooms and two bathrooms, a functional floor plan, and plenty of natural light throughout. The spacious living area provides a warm and welcoming atmosphere, while the kitchen is equipped with ample cabinetry and countertop space, perfect for everyday living and entertaining. Bedrooms are generously sized, offering comfort and privacy for the whole family. Outside, you’ll find a nice-sized yard, providing room for outdoor activities, gardening, or simply relaxing. Located close to schools, shopping, dining, and easy highway access, this home is ideal for those seeking both convenience and comfort. Whether you’re a first-time buyer, looking to downsize, or searching for an investment opportunity, 2509 Broadway is a must-see.

8. 2026-03-01
   listed $209,900 Active
9. 2025-12-10
   price $215,000
10. 2025-12-10
    price $215,000
11. 2025-10-03
    price $219,900
12. 2025-10-03
    price $219,900
13. 2025-09-02
    listed $225,000 Active
14. 2025-09-02
    listed $225,000 Active
15. 2009-05-29
    soldstatus
16. 2005-03-14
    soldstatus
17. 2002-06-10
    soldstatus
18. 1978-09-13
    soldstatus
19. 1977-05-17
    soldstatus
20. 1975-04-30
    soldstatus
21. 1967-01-19
    soldstatus
22. 1966-12-15
    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: $2,802 · $234/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$858/yr (+$71/mo · 30.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,617
• − Mortgage interest: −$11,203
• − Property taxes: −$2,802
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,818
• Taxable loss: −$6,823
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-1,631/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: Kilgore ISD
• NCES district ID: 4825620
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $49,682
• Composite: 30.72/100
• National rank: #6168
• State rank: #498 of 826 in TX

Livability — Kilgore

• Score: 72/100
• State rank: #257
• US rank: #6044

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kilgore, TX
• County: Gregg County · 128,826 people
• City population: 25,034
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• 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

-11.1% since first listed

22 events — show timeline

• 2026-05-03 Pending — LAAR
• 2026-04-27 Pending — GTAR
• 2026-04-09 Price Changed $200,000 NTREIS
• 2026-04-09 Price Changed $200,000 LAAR
• 2026-04-08 Price Changed $200,000 GTAR
• 2026-03-02 Listed $209,900 LAAR
• 2026-03-02 Listed $209,900 GTAR
• 2026-03-01 Listed $209,900 NTREIS
• 2025-12-10 Price Changed $215,000 GTAR
• 2025-12-10 Price Changed $215,000 LAAR
• 2025-10-03 Price Changed $219,900 LAAR
• 2025-10-03 Price Changed $219,900 GTAR
• 2025-09-02 Listed $225,000 LAAR
• 2025-09-02 Listed $225,000 GTAR
• 2009-05-29 Sold (Public Records) — Public Records
• 2005-03-14 Sold (Public Records) — Public Records
• 2002-06-10 Sold (Public Records) — Public Records
• 1978-09-13 Sold (Public Records) — Public Records
• 1977-05-17 Sold (Public Records) — Public Records
• 1975-04-30 Sold (Public Records) — Public Records
• 1967-01-19 Sold (Public Records) — Public Records
• 1966-12-15 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,802 · +7.8% YoY. Source: county tax records.