1106 E Level · Longview, TX 75602

$35,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records

Built 1950 10,019 sqft lot

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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
• 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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House in need of total remodel. Large and level city lot.

Key facts

• 0.23 acre lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 27.4% 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: 142 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 1950 — 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 $35,000

Questions for the listing agent

1. Built in 1950 — 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: 3.19% ✓
• Cap rate: 27.42%
• Cash-on-cash: 75.47%
• DSCR: 4.36
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 75.4%
• Equity multiple: 4.43×
• Total profit: $33,614
• Equity at exit: $5,219

10-year hold

• IRR: 79.1%
• Equity multiple: 9.16×
• Total profit: $79,947
• Equity at exit: $3,026

Cash invested: $9,800 (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 75602

• Home prices YoY: -17.5%
• Active inventory: 142
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$184
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $616

Break-even live

Break-even rent $338

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $636	-5% $626	+0% $616	+5% $606	+10% $597
Rent	-10% $528	-5% $572	+0% $616	+5% $660	+10% $705
Rate	-1.0pp $634	-0.5pp $625	base $616	+0.5pp $607	+1.0pp $598

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1123 Chappell St Longview, TX	3.0	2.0	1090	$1,155	$1.06	22d	1	0.39mi
1212 Beaumont St Longview, TX	3.0	2.0	1090	$1,199	$1.10	44d	1	0.50mi
1115 E Birdsong St Longview, TX	3.0	2.0	1090	$1,364	$1.25	14d	1	0.53mi
1109 E Birdsong St Longview, TX	3.0	2.0	1090	$1,399	$1.28	14d	1	0.53mi
918 San Antonio St Longview, TX	3.0	2.0	1090	$1,075	$0.99	14d	1	0.56mi
1001 S Eastman Rd Longview, TX	1.0	1.0	656	$802	$1.22	44d	1	0.66mi
2115 Victory St Longview, TX	3.0	2.0	1090	$1,199	$1.10	44d	1	0.89mi
906 E Cotton St Unit C Longview, TX	1.0	1.0	600	$555	$0.93	44d	1	0.98mi
717 S Green St Longview, TX	1.0–2.0	1.0	752	$895	$1.19	14d	2	1.09mi
717 S Green St Longview, TX	1.0	1.0	624	$795	$1.27	22d	1	1.09mi
301 E Arden Dr Longview, TX	2.0	1.0	650	$850	$1.31	14d	1	1.10mi
406 S Fredonia St Unit B Longview, TX	1.0	1.0	550	$750	$1.36	44d	1	1.44mi

Listing history 8 events

1. 2026-04-23
   historical
2. 2026-04-21
   listed $35,000
3. 2025-05-31
   listed $45,000 Active
4. 2023-06-14
   soldstatus
5. 2023-06-09
   soldstatus 57-char remark

   Show marketing remark (57 chars)

   House in need of total remodel. Large and level city lot.

6. 2023-05-11
   listed $32,000 57-char remark

   Show marketing remark (57 chars)

   House in need of total remodel. Large and level city lot.

7. 2021-08-18
   soldstatus
8. 2021-04-30
   listed $20,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $13,416
• − Mortgage interest: −$1,961
• − Property taxes: −$825
• − Insurance: −$175
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,018
• Taxable income: $7,290
• Est. tax owed @ 24.0%: −$1,750
• After-tax cash flow: $5,646/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: 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): 20,671
• Household income: $52,330
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 724.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 28% Two or more races 28% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 35% Other Indo-European 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: ▼ -46.34%
• Current HPI: 218.2988
• Rent YoY: —
• 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

+75.0% since first listed

8 events — show timeline

• 2026-04-23 Delisted — LAAR
• 2026-04-21 Listed $35,000 LAAR
• 2025-05-31 Listed $45,000 LAAR
• 2023-06-14 Sold (Public Records) — Public Records
• 2023-06-09 Sold (MLS) — LAAR
• 2023-05-11 Listed $32,000 LAAR
• 2021-08-18 Sold (MLS) — LAAR
• 2021-04-30 Listed $20,000 LAAR

Property tax history

+6.9%/yr

Latest (2025): $825 · +19.8% YoY. Source: county tax records.