201 E Shofner St · Longview, TX 75604

$105,000

4 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 171 Days on market

Built 1951 Fair condition 0.31 ac lot $98/sqft · 24% below area Est $175k · 40% under ↓ 38% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here’s your chance to snag a 4-bedroom, 1-bathroom home located on a corner lot in the highly sought-after Pine Tree ISD, sitting on . 31 acres and priced to go. This property offers the perfect canvas for an investor, flipper, or buyer looking to add instant value with renovations. With a spacious layout, generous lot size, and strong resale or rental potential, this home is ready for a transformation. The large corner lot allows room for outdoor upgrades, added curb appeal, or future expansion - making it a smart investment in a desirable area. Opportunities like this don’t come around often. Bring your vision, roll up your sleeves, and turn this one into a standout property. You won’t want to miss it!

Key facts

• Future expansion
• Pine tree isd
• Outdoor upgrades

Tags

• CORNER LOT
• PINE TREE ISD
• GENEROUS LOT SIZE
• STRONG RESALE POTENTIAL
• OUTDOOR UPGRADES
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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.
• Zoned schools: Pine Tree Pri (501 students, 76% FRL); Pine Tree J H (math 40% / reading 44%, grade D-, #572 of 1,662 statewide, top 36%, 709 students, 71% FRL); Pine Tree H S (math 52% / reading 43%, grade D, #583 of 1,632 statewide, top 36%, 1,319 students, 62% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 306 active listings in the ZIP; 1 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% 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 1951 — 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: 1.45% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $174,950
• List price: $105,000
• Delta: -39.98%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Dancer Dr	0.17mi	3/2.0 (-1)	1,309 (+23%)	2mo	$215,000	$164	56
1402 Lawndale	0.95mi	3/1.0 (-1)	1,108 (+4%)	7mo	$149,500	$135	48
1908 Lee St	1.19mi	2/1.0 (-2)	990 (-7%)	1mo	$99,900	$101	42
501 Rockdale	0.71mi	2/1.0 (-2)	1,040 (-3%)	28mo	$74,999	$72	32
211 Paris St	2.17mi	3/1.5 (-1)	1,292 (+21%)	4mo	$193,000	$149	30
302 N Lane Wells Dr	0.36mi	3/2.0 (-1)	1,239 (+16%)	42mo	$145,500	$117	29
210 E Pirate St	0.70mi	2/1.0 (-2)	1,176 (+10%)	17mo	$149,000	$127	26
2709 Woodhaven Ct	2.25mi	3/2.0 (-1)	1,347 (+26%)	18mo	$200,000	$148	16
705 Viewcrest	0.72mi	3/2.0 (-1)	1,249 (+17%)	29mo	$184,900	$148	12
1101 Willow Springs Dr	1.41mi	3/2.0 (-1)	1,383 (+30%)	28mo	$239,900	$173	11
5800 Old Highway 80	1.47mi	2/1.0 (-2)	880 (-18%)	32mo	$125,000	$142	10
2703 Woodhaven Ct	2.23mi	2/2.0 (-2)	1,231 (+15%)	40mo	$208,000	$169	6

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $14,446
• Equity at exit: $15,656

10-year hold

• IRR: 22.1%
• Equity multiple: 3.00×
• Total profit: $58,711
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 3 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $191,450 ($172/sqft)
• Median days on market: 58 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75604

• Rents YoY: 4.2%
• Active inventory: 306
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $464

Break-even live

Break-even rent $938

Max offer price $105,000

Occupancy floor 65%

Sensitivity live

Price	-10% $523	-5% $493	+0% $464	+5% $434	+10% $404
Rent	-10% $343	-5% $403	+0% $464	+5% $524	+10% $584
Rate	-1.0pp $517	-0.5pp $490	base $464	+0.5pp $436	+1.0pp $409

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 H G Mosley Pkwy #100 Longview, TX	3.0	2.0	1300	$1,500	$1.15	93d	1	1.26mi

Listing history 50 events

1. 2026-07-31
   days on market $105,000 Active 171 DOM
2. 2026-07-30
   days on market $105,000 Active 170 DOM
3. 2026-07-29
   days on market $105,000 Active 169 DOM
4. 2026-07-27
   days on market $105,000 Active 167 DOM
5. 2026-07-25
   days on market $105,000 Active 165 DOM
6. 2026-07-24
   days on market $105,000 Active 164 DOM
7. 2026-07-23
   days on market $105,000 Active 163 DOM
8. 2026-07-22
   days on market $105,000 Active 162 DOM
9. 2026-07-21
   days on market $105,000 Active 161 DOM
10. 2026-07-18
    days on market $105,000 Active 158 DOM
11. 2026-07-16
    days on market $105,000 Active 156 DOM
12. 2026-07-16
    days on market $105,000 Active 155 DOM
13. 2026-07-14
    days on market $105,000 Active 154 DOM
14. 2026-07-13
    days on market $105,000 Active 153 DOM
15. 2026-07-12
    days on market $105,000 Active 152 DOM
16. 2026-07-11
    days on market $105,000 Active 151 DOM
17. 2026-07-10
    days on market $105,000 Active 150 DOM
18. 2026-07-09
    days on market $105,000 Active 149 DOM
19. 2026-07-08
    days on market $105,000 Active 148 DOM
20. 2026-07-07
    days on market $105,000 Active 147 DOM
21. 2026-07-06
    days on market $105,000 Active 146 DOM
22. 2026-07-05
    days on market $105,000 Active 145 DOM
23. 2026-07-04
    days on market $105,000 Active 144 DOM
24. 2026-07-03
    days on market $105,000 Active 143 DOM
25. 2026-07-02
    days on market $105,000 Active 142 DOM
26. 2026-07-01
    days on market $105,000 Active 141 DOM
27. 2026-06-30
    days on market $105,000 Active 140 DOM
28. 2026-06-29
    days on market $105,000 Active 139 DOM
29. 2026-06-28
    days on market $105,000 Active 138 DOM
30. 2026-06-28
    days on market $105,000 Active 137 DOM
31. 2026-06-27
    days on market $105,000 Active 136 DOM
32. 2026-06-25
    days on market $105,000 Active 134 DOM
33. 2026-06-23
    days on market $105,000 Active 132 DOM
34. 2026-06-21
    days on market $105,000 Active 131 DOM
35. 2026-06-19
    days on market $105,000 Active 129 DOM
36. 2026-06-18
    days on market $105,000 Active 128 DOM
37. 2026-06-17
    days on market $105,000 Active 127 DOM
38. 2026-06-16
    days on market $105,000 Active 126 DOM
39. 2026-06-15
    days on market $105,000 Active 125 DOM
40. 2026-06-14
    days on market $105,000 Active 123 DOM
41. 2026-06-13
    days on market $105,000 Active 122 DOM
42. 2026-06-10
    days on market $105,000 Active 120 DOM
43. 2026-06-09
    days on market $105,000 Active 119 DOM
44. 2026-06-08
    days on market $105,000 Active 118 DOM
45. 2026-06-07
    days on market $105,000 Active 117 DOM
46. 2026-06-05
    pricedays on market $105,000 Active 114 DOM
47. 2026-06-03
    days on market $115,000 Active 113 DOM
48. 2026-06-02
    days on market $115,000 Active 112 DOM
49. 2026-06-01
    days on market $115,000 Active 111 DOM
50. 2026-05-31
    days on market $115,000 Active 110 DOM

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$162/yr (+$14/mo · 9.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $18,299
• − Mortgage interest: −$5,882
• − Property taxes: −$1,760
• − Insurance: −$525
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,055
• Taxable income: $4,151
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $4,568/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,700–$48,060 screening

This home requires moderate renovations to improve its condition and increase its resale and rental value.

Components & finishes AI

Roof metal · good Flooring wood

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — visible rust and corrosion on roof

Repairs flagged

• Major Kitchen cabinets — Structural damage
• Major Bathroom fixtures — Missing or broken
• Major Flooring — Worn and damaged

Value-add opportunities

• Both Kitchen renovation — Modern kitchen will attract buyers and renters ↑
• Both Bathroom update — New fixtures and flooring will improve appeal ↑
• Both Painting and minor repairs — Fresh paint and repairs will enhance curb appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Middle Pine Tree J H D- TX #572/1,662 Nat'l #5,398/14,009 High Pine Tree H S D TX #583/1,632 Nat'l #6,282/17,239

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

B Composite livability gradescore 73/100

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 · 125,947 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: 8% of renters

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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%

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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%

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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

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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

-37.9% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $115,000 LAAR
• 2026-02-10 Listed $135,000 LAAR
• 2025-10-14 Sold (Public Records) $185,220 Public Records
• 2012-11-26 Sold (Public Records) — Public Records
• 2000-05-23 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,760 · +9.1% YoY. Source: county tax records.