6089 E Juanita Dr · Longview, TX 75605

$175,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 184 Days on market

Built 2022 1.00 ac lot

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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).

• Cash flow +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2022, this 3-bedroom, 2-bath manufactured home is situated on a picturesque 1 acre lot surrounded by mature trees, offering both privacy and a serene setting The open concept kitchen features white cabinetry, a large center island, and abundant cabinet space - perfect for everyday living and entertaining. The primary suite includes a spacious bathroom with a separate soaking tub and a large walk-in shower. With a thoughtful layout and plenty of room to add your own personal touches, this home offers a wonderful opportunity to create a space that truly feels like your own while enjoying the beauty of a generous, tree-lined lot.

Key facts

• Open concept kitchen
• Large center island
• Spacious bathroom

Tags

• OPEN CONCEPT KITCHEN
• LARGE CENTER ISLAND
• ABUNDANT CABINET SPACE
• SPACIOUS BATHROOM
• SEPARATE SOAKING TUB
• LARGE WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (10.7% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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.
• Market conditions: Rents rising (+1.5%/yr); 310 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 66% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-21,544
• Equity at exit: $26,093

10-year hold

• IRR: -5.5%
• Equity multiple: 0.66×
• Total profit: $-16,466
• Equity at exit: $15,131

Cash invested: $49,000 (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 75605

• Rents YoY: 1.5%
• Active inventory: 310
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $145

Break-even live

Break-even rent $1,380

Max offer price $175,000

Occupancy floor 86%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Lawrence Rd Unit A Longview, TX	3.0	2.0	1332	$1,825	$1.37	21d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $175,000 Active 184 DOM
2. 2026-06-17
   days on market $175,000 Active 182 DOM
3. 2026-06-17
   price $175,000 Active 181 DOM
4. 2026-06-16
   days on market $185,000 Active 181 DOM
5. 2026-06-15
   days on market $185,000 Active 180 DOM
6. 2026-06-14
   days on market $185,000 Active 178 DOM
7. 2026-06-13
   days on market $185,000 Active 177 DOM
8. 2026-06-10
   days on market $185,000 Active 175 DOM
9. 2026-06-09
   days on market $185,000 Active 174 DOM
10. 2026-06-08
    days on market $185,000 Active 173 DOM
11. 2026-06-07
    days on market $185,000 Active 172 DOM
12. 2026-06-05
    days on market $185,000 Active 169 DOM
13. 2026-06-02
    days on market $185,000 Active 167 DOM
14. 2026-06-01
    days on market $185,000 Active 166 DOM
15. 2026-05-31
    days on market $185,000 Active 165 DOM
16. 2026-05-30
    days on market $185,000 Active 164 DOM
17. 2025-12-17
    listed $185,000 Active 644-char remark

    Show marketing remark (644 chars)

    Built in 2022, this 3-bedroom, 2-bath manufactured home is situated on a picturesque 1 acre lot surrounded by mature trees, offering both privacy and a serene setting The open concept kitchen features white cabinetry, a large center island, and abundant cabinet space - perfect for everyday living and entertaining. The primary suite includes a spacious bathroom with a separate soaking tub and a large walk-in shower. With a thoughtful layout and plenty of room to add your own personal touches, this home offers a wonderful opportunity to create a space that truly feels like your own while enjoying the beauty of a generous, tree-lined lot.

18. 2021-10-04
    soldstatus
19. 2021-07-16
    soldstatus
20. 2009-12-30
    soldstatus
21. 2000-01-01
    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: $1,196 · $100/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$2,006/yr (+$167/mo · 167.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,761
• − Mortgage interest: −$9,803
• − Property taxes: −$1,196
• − Insurance: −$875
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$5,091
• Taxable loss: −$1,206
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,026/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

• County: Gregg County · 128,826 people
• City population: 103,792
• Metro: Longview, TX
• Population (ZIP): 35,417
• Household income: $73,190
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1465.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% Vietnamese 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: ▼ -199.48%
• Current HPI: 227.957
• Rent YoY: ▲ 1.48%
• 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

5 events — show timeline

• 2025-12-17 Listed $185,000 LAAR
• 2021-10-04 Sold (Public Records) — Public Records
• 2021-07-16 Sold (Public Records) — Public Records
• 2009-12-30 Sold (Public Records) — Public Records
• 2000-01-01 Sold (Public Records) — Public Records

Property tax history

+17.9%/yr

Latest (2025): $1,196 · +8.8% YoY. Source: county tax records.