7767 Fm 349 · Kilgore, TX 75662

$175,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 38 Days on market

Built 1990 0.66 ac lot $92/sqft · 59% below area ↓ 5% 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).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Finisher-Upper special with potential on approximately . 66 acres in Kilgore ISD! This 3-bedroom, 2-bath home offers around 1,900 square feet and has already seen some updates started, making it a great opportunity for a buyer unafraid to finish out a project and looking build equity. The home features an open layout, large rooms, updated bathroom finishes, central heat and air, and a spacious lot with room to spread out. Outside, you’ll find a covered parking area, fenced sections, and a quiet rural setting with easy access to Longview and Kilgore and i20. The property still needs a little work but the major upside and potential are there. Whether you’re looking for your next r

Key facts

• Fenced sections
• Central heat and air
• Open layout

Tags

• OPEN LAYOUT
• UPDATED BATHROOM FINISHES
• CENTRAL HEAT AND AIR
• SPACIOUS LOT
• COVERED PARKING AREA
• FENCED SECTIONS

Property features AI

Exterior

• Parking: 2-car garage; Has carport
• Home design: Single-family residence; One story; Slab foundation
• Exterior features: Wood and barbed wire fencing; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Electric water heater; 7 total rooms

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 $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (13.7% below list).
• Recommended offer: $151k (13.7% 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-.
• 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: Rents rising fast (+8.9%/yr); 283 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $150,939 (13.7% 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 38 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (median comp): $427,772
• List price: $175,000
• Delta: -59.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-21,229
• Equity at exit: $26,093

10-year hold

• IRR: 3.9%
• Equity multiple: 1.34×
• Total profit: $16,786
• 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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 283
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-14

Break-even live

Break-even rent $1,527

Max offer price $172,590

Occupancy floor 96%

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: —

Listing history 20 events

1. 2026-06-19
   days on market $175,000 Active 38 DOM
2. 2026-06-18
   days on market $175,000 Active 37 DOM
3. 2026-06-17
   days on market $175,000 Active 36 DOM
4. 2026-06-16
   days on market $175,000 Active 35 DOM
5. 2026-06-15
   days on market $175,000 Active 34 DOM
6. 2026-06-14
   days on market $175,000 Active 32 DOM
7. 2026-06-13
   days on market $175,000 Active 31 DOM
8. 2026-06-10
   days on market $175,000 Active 29 DOM
9. 2026-06-09
   days on market $175,000 Active 28 DOM
10. 2026-06-08
    days on market $175,000 Active 27 DOM
11. 2026-06-07
    days on market $175,000 Active 26 DOM
12. 2026-06-05
    days on market $175,000 Active 23 DOM
13. 2026-06-03
    days on market $175,000 Active 22 DOM
14. 2026-06-03
    price $175,000 Active 21 DOM
15. 2026-06-02
    days on market $184,500 Active 21 DOM
16. 2026-06-01
    days on market $184,500 Active 20 DOM
17. 2026-05-31
    days on market $184,500 Active 19 DOM
18. 2026-05-30
    days on market $184,500 Active 18 DOM
19. 2026-05-11
    listed $184,500 Active 878-char remark
20. 2021-12-16
    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: $2,585 · $215/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$617/yr (+$51/mo · 23.9%)

ⓘ 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 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: $18,113
• − Mortgage interest: −$9,803
• − Property taxes: −$2,585
• − Insurance: −$875
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,091
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $590/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 — 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

• 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 (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 0.58)
• 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 · 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: ▼ -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

-5.1% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $175,000 LAAR
• 2026-05-11 Listed $184,500 LAAR
• 2021-12-16 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,585 · +4.1% YoY. Source: county tax records.