1715 Holly St · Longview, TX 75602

$118,000

2 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 303 Days on market

Built 1943 5,663 sqft lot $109/sqft · 21% below area Est $149k · 21% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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

Charming, Updated, and Full of Potential! Welcome to 1715 Holly Street in the heart of Longview—this freshly updated 2-bedroom, 1-bath home is bursting with character and ready for its next chapter! Inside, you’ll find all new windows, a new roof, and a new hot water heater (all updated in 2024)—giving you peace of mind from day one. The bonus entry space is a game-changer! Use it as a home office, game room, guest space—you name it. Need extra room to tinker or store your gear? There’s a detached storage building with workshop space PLUS a 2-car carport with easy side entry off Birdsong Street. Sitting on a corner lot and just minutes from schools, shopping, and highways, this home checks all the boxes for comfort, location, and value. Offered at $118,000—this is your chance to grab a move-in-ready home with personality and potential. Showings by appointment only. This home is being sold AS IS.

Key facts

• Bonus entry space
• Workshop space
• New hot water heater

Tags

• NEW WINDOWS
• NEW ROOF
• NEW HOT WATER HEATER
• BONUS ENTRY SPACE
• DETACHED STORAGE BUILDING
• WORKSHOP SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 143 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.07% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $149,000
• List price: $118,000
• Delta: -20.81%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S Jean Dr	0.37mi	2/1.0	1,135 (+5%)	4mo	$149,000	$131	71

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,063
• Equity at exit: $17,594

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $13,685
• Equity at exit: $10,202

Cash invested: $33,040 (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: 143
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$619
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $221

Break-even live

Break-even rent $987

Max offer price $118,000

Occupancy floor 78%

Sensitivity live

Price	-10% $288	-5% $254	+0% $221	+5% $187	+10% $154
Rent	-10% $121	-5% $171	+0% $221	+5% $271	+10% $321
Rate	-1.0pp $280	-0.5pp $251	base $221	+0.5pp $190	+1.0pp $159

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Leonard Dr Longview, TX	3.0	1.0	1204	$1,395	$1.16	44d	1	0.25mi
221 Leonard Dr Longview, TX	3.0	1.0	1204	$1,395	$1.16	14d	1	0.25mi
600 W Avalon Ave Apt 256 Longview, TX	2.0	1.0	925	$929	$1.00	44d	1	0.44mi
435 Larry Dr Longview, TX	2.0	1.0	800	$895	$1.12	44d	1	0.53mi
717 S Green St Longview, TX	1.0–2.0	1.0	752	$895	$1.19	14d	2	0.96mi
610 S Park St Longview, TX	3.0	2.0	1028	$1,400	$1.36	44d	1	1.04mi
607 S Park St Longview, TX	3.0	2.0	1218	$1,400	$1.15	44d	1	1.06mi
222 Bostic Dr Longview, TX	3.0	2.0	1189	$1,221	$1.03	44d	1	1.10mi
1109 E Birdsong St Longview, TX	3.0	2.0	1090	$1,399	$1.28	14d	1	1.14mi
1115 E Birdsong St Longview, TX	3.0	2.0	1090	$1,364	$1.25	14d	1	1.18mi
801 Roosevelt St Longview, TX	3.0	2.0	1300	$1,514	$1.16	44d	1	1.19mi
801 W Walnut St Longview, TX	3.0	2.0	1300	$1,690	$1.30	14d	1	1.24mi
309 S Park St Longview, TX	2.0	1.0	1060	$1,080	$1.02	22d	1	1.25mi
115 Ryan Dr Longview, TX	3.0	1.0	1175	$1,250	$1.06	14d	1	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $118,000 Active 303 DOM
2. 2026-06-18
   days on market $118,000 Active 302 DOM
3. 2026-06-17
   days on market $118,000 Active 301 DOM
4. 2026-06-16
   days on market $118,000 Active 300 DOM
5. 2026-06-15
   days on market $118,000 Active 299 DOM
6. 2026-06-14
   days on market $118,000 Active 297 DOM
7. 2026-06-13
   days on market $118,000 Active 296 DOM
8. 2026-06-10
   days on market $118,000 Active 294 DOM
9. 2026-06-09
   days on market $118,000 Active 293 DOM
10. 2026-06-08
    days on market $118,000 Active 292 DOM
11. 2026-06-07
    days on market $118,000 Active 291 DOM
12. 2026-06-05
    days on market $118,000 Active 288 DOM
13. 2026-06-03
    days on market $118,000 Active 287 DOM
14. 2026-06-02
    days on market $118,000 Active 286 DOM
15. 2026-06-01
    days on market $118,000 Active 285 DOM
16. 2026-05-31
    days on market $118,000 Active 284 DOM
17. 2026-05-30
    days on market $118,000 Active 283 DOM
18. 2025-11-13
    price $118,000 945-char remark

    Show marketing remark (945 chars)

    Charming, Updated, and Full of Potential! Welcome to 1715 Holly Street in the heart of Longview—this freshly updated 2-bedroom, 1-bath home is bursting with character and ready for its next chapter! Inside, you’ll find all new windows, a new roof, and a new hot water heater (all updated in 2024)—giving you peace of mind from day one. The bonus entry space is a game-changer! Use it as a home office, game room, guest space—you name it. Need extra room to tinker or store your gear? There’s a detached storage building with workshop space PLUS a 2-car carport with easy side entry off Birdsong Street. Sitting on a corner lot and just minutes from schools, shopping, and highways, this home checks all the boxes for comfort, location, and value. Offered at $118,000—this is your chance to grab a move-in-ready home with personality and potential. Showings by appointment only. This home is being sold AS IS.

19. 2025-10-19
    price $128,000 945-char remark

    Show marketing remark (945 chars)

    Charming, Updated, and Full of Potential! Welcome to 1715 Holly Street in the heart of Longview—this freshly updated 2-bedroom, 1-bath home is bursting with character and ready for its next chapter! Inside, you’ll find all new windows, a new roof, and a new hot water heater (all updated in 2024)—giving you peace of mind from day one. The bonus entry space is a game-changer! Use it as a home office, game room, guest space—you name it. Need extra room to tinker or store your gear? There’s a detached storage building with workshop space PLUS a 2-car carport with easy side entry off Birdsong Street. Sitting on a corner lot and just minutes from schools, shopping, and highways, this home checks all the boxes for comfort, location, and value. Offered at $118,000—this is your chance to grab a move-in-ready home with personality and potential. Showings by appointment only. This home is being sold AS IS.

20. 2025-08-20
    listed $138,000 Active 945-char remark

    Show marketing remark (945 chars)

    Charming, Updated, and Full of Potential! Welcome to 1715 Holly Street in the heart of Longview—this freshly updated 2-bedroom, 1-bath home is bursting with character and ready for its next chapter! Inside, you’ll find all new windows, a new roof, and a new hot water heater (all updated in 2024)—giving you peace of mind from day one. The bonus entry space is a game-changer! Use it as a home office, game room, guest space—you name it. Need extra room to tinker or store your gear? There’s a detached storage building with workshop space PLUS a 2-car carport with easy side entry off Birdsong Street. Sitting on a corner lot and just minutes from schools, shopping, and highways, this home checks all the boxes for comfort, location, and value. Offered at $118,000—this is your chance to grab a move-in-ready home with personality and potential. Showings by appointment only. This home is being sold AS IS.

21. 2025-06-26
    soldstatus
22. 2025-06-24
    soldstatus Closed 862-char remark

    Show marketing remark (862 chars)

    Casa En Venta, House for Sale! Cute and mantained with room for your personal touches! Come see this home located in the heart of Longview! Close to shopping, schools, and major highways and interstates this home offers a great starter or investment home for your next venture! This home comes with 2 Bedrooms and 1 Full bath also comes with an additional entry office or game room that could also mean more room for guests! All New Windows throughout, New Roof and new Hot water heater installed in 2024! Also enjoy the potentials of a detached storage building with two spaces perfect for your workshop and storage needs! Park your vehicle under the added 2 car Carport for easy access to the side entry and exit off Birdsong st. See the potential of this new listing ready for its next owner! Schedule your Showing today, Agende su Cita Hoy! Se habla Espanol!

23. 2025-06-19
    status Pending 862-char remark

    Show marketing remark (862 chars)

    Casa En Venta, House for Sale! Cute and mantained with room for your personal touches! Come see this home located in the heart of Longview! Close to shopping, schools, and major highways and interstates this home offers a great starter or investment home for your next venture! This home comes with 2 Bedrooms and 1 Full bath also comes with an additional entry office or game room that could also mean more room for guests! All New Windows throughout, New Roof and new Hot water heater installed in 2024! Also enjoy the potentials of a detached storage building with two spaces perfect for your workshop and storage needs! Park your vehicle under the added 2 car Carport for easy access to the side entry and exit off Birdsong st. See the potential of this new listing ready for its next owner! Schedule your Showing today, Agende su Cita Hoy! Se habla Espanol!

24. 2025-06-17
    price $129,900 862-char remark

    Show marketing remark (862 chars)

    Casa En Venta, House for Sale! Cute and mantained with room for your personal touches! Come see this home located in the heart of Longview! Close to shopping, schools, and major highways and interstates this home offers a great starter or investment home for your next venture! This home comes with 2 Bedrooms and 1 Full bath also comes with an additional entry office or game room that could also mean more room for guests! All New Windows throughout, New Roof and new Hot water heater installed in 2024! Also enjoy the potentials of a detached storage building with two spaces perfect for your workshop and storage needs! Park your vehicle under the added 2 car Carport for easy access to the side entry and exit off Birdsong st. See the potential of this new listing ready for its next owner! Schedule your Showing today, Agende su Cita Hoy! Se habla Espanol!

25. 2025-04-14
    price $126,900 862-char remark

    Show marketing remark (862 chars)

    Casa En Venta, House for Sale! Cute and mantained with room for your personal touches! Come see this home located in the heart of Longview! Close to shopping, schools, and major highways and interstates this home offers a great starter or investment home for your next venture! This home comes with 2 Bedrooms and 1 Full bath also comes with an additional entry office or game room that could also mean more room for guests! All New Windows throughout, New Roof and new Hot water heater installed in 2024! Also enjoy the potentials of a detached storage building with two spaces perfect for your workshop and storage needs! Park your vehicle under the added 2 car Carport for easy access to the side entry and exit off Birdsong st. See the potential of this new listing ready for its next owner! Schedule your Showing today, Agende su Cita Hoy! Se habla Espanol!

26. 2025-04-11
    listed $129,900 Active 862-char remark

    Show marketing remark (862 chars)

    Casa En Venta, House for Sale! Cute and mantained with room for your personal touches! Come see this home located in the heart of Longview! Close to shopping, schools, and major highways and interstates this home offers a great starter or investment home for your next venture! This home comes with 2 Bedrooms and 1 Full bath also comes with an additional entry office or game room that could also mean more room for guests! All New Windows throughout, New Roof and new Hot water heater installed in 2024! Also enjoy the potentials of a detached storage building with two spaces perfect for your workshop and storage needs! Park your vehicle under the added 2 car Carport for easy access to the side entry and exit off Birdsong st. See the potential of this new listing ready for its next owner! Schedule your Showing today, Agende su Cita Hoy! Se habla Espanol!

27. 1998-06-24
    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: $1,337 · $111/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$822/yr (+$69/mo · 61.5%)

ⓘ 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 ≥111°F today · 25 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: $15,193
• − Mortgage interest: −$6,610
• − Property taxes: −$1,337
• − Insurance: −$590
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,433
• Taxable income: $792
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,459/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

-9.2% since first listed

10 events — show timeline

• 2025-11-13 Price Changed $118,000 LAAR
• 2025-10-19 Price Changed $128,000 LAAR
• 2025-08-20 Listed $138,000 LAAR
• 2025-06-26 Sold (Public Records) — Public Records
• 2025-06-24 Sold (MLS) — LAAR
• 2025-06-19 Pending — LAAR
• 2025-06-17 Price Changed $129,900 LAAR
• 2025-04-14 Price Changed $126,900 LAAR
• 2025-04-11 Listed $129,900 LAAR
• 1998-06-24 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,337 · +9.8% YoY. Source: county tax records.