200 Dancer Dr · Longview, TX 75604

$118,000

3 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 70 Days on market

Built 1960 0.26 ac lot $89/sqft · 19% below area Est $146k · 19% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity or starter home in Longview, Pine Tree Area! 3/1 home that is tenant occupied and well kept. Don't miss out on this opportunity. Schedule your viewing today!

Key facts

• 0.26 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $240 ($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: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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.
• Market conditions: Rents rising fast (+4.2%/yr); 242 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• 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 $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.12% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $146,208
• List price: $118,000
• Delta: -19.29%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Dancer Dr	0.06mi	3/2.0	1,309 (-2%)	1mo	$215,000	$164	90
210 E Pirate St	0.52mi	2/1.0 (-1)	1,176 (-12%)	15mo	$149,000	$127	38

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,161
• Equity at exit: $17,594

10-year hold

• IRR: 9.3%
• Equity multiple: 1.75×
• Total profit: $24,805
• 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 75604

• Rents YoY: 4.2%
• Active inventory: 242
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$619
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $240

Break-even live

Break-even rent $1,021

Max offer price $118,000

Occupancy floor 77%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Creekside Dr Longview, TX	2.0	2.0	1145	$1,275	$1.11	43d	10	0.80mi
135 Jester Cir Longview, TX	2.0	1.0	995	$1,050	$1.06	13d	1	0.87mi
2005 Majestic Pace Unit B Longview, TX	2.0	1.0	1314	$1,250	$0.95	43d	1	0.89mi
808 Evergreen St Longview, TX	3.0	2.0	1760	$1,895	$1.08	21d	1	1.12mi
2019 Toler Rd Longview, TX	1.0–2.0	1.0–2.0	757	$1,040	$1.37	13d	11	1.21mi
402 Fawn Trl Unit B Longview, TX	2.0	1.5	1122	$1,235	$1.10	21d	1	1.24mi
1415 H G Mosley Pkwy #100 Longview, TX	3.0	2.0	1300	$1,500	$1.15	43d	1	1.28mi
1400 H G Mosley Pkwy Longview, TX	1.0–2.0	1.0–2.0	700	$1,060	$1.51	13d	17	1.34mi
1429 W Fairmont St Longview, TX	3.0	2.0	1539	$1,700	$1.10	43d	1	1.34mi
1719-1721 Loring Ln Unit 1719 Longview, TX	2.0	1.0	986	$1,200	$1.22	13d	1	1.43mi

Listing history 26 events

1. 2026-06-19
   days on market $118,000 Active 70 DOM
2. 2026-06-18
   days on market $118,000 Active 69 DOM
3. 2026-06-17
   days on market $118,000 Active 68 DOM
4. 2026-06-16
   days on market $118,000 Active 67 DOM
5. 2026-06-15
   days on market $118,000 Active 66 DOM
6. 2026-06-14
   days on market $118,000 Active 64 DOM
7. 2026-06-13
   days on market $118,000 Active 63 DOM
8. 2026-06-10
   days on market $118,000 Active 61 DOM
9. 2026-06-09
   days on market $118,000 Active 60 DOM
10. 2026-06-08
    days on market $118,000 Active 59 DOM
11. 2026-06-07
    days on market $118,000 Active 58 DOM
12. 2026-06-05
    days on market $118,000 Active 55 DOM
13. 2026-06-03
    days on market $118,000 Active 54 DOM
14. 2026-06-02
    days on market $118,000 Active 53 DOM
15. 2026-06-01
    days on market $118,000 Active 52 DOM
16. 2026-05-31
    days on market $118,000 Active 51 DOM
17. 2026-05-30
    days on market $118,000 Active 50 DOM
18. 2026-05-19
    price $118,000 186-char remark

    Show marketing remark (186 chars)

    Great Investment Opportunity or starter home in Longview, Pine Tree Area! 3/1 home that is tenant occupied and well kept. Don't miss out on this opportunity. Schedule your viewing today!

19. 2026-05-05
    price $119,000 186-char remark

    Show marketing remark (186 chars)

    Great Investment Opportunity or starter home in Longview, Pine Tree Area! 3/1 home that is tenant occupied and well kept. Don't miss out on this opportunity. Schedule your viewing today!

20. 2026-04-10
    listed $122,500 Active 186-char remark

    Show marketing remark (186 chars)

    Great Investment Opportunity or starter home in Longview, Pine Tree Area! 3/1 home that is tenant occupied and well kept. Don't miss out on this opportunity. Schedule your viewing today!

21. 2023-12-14
    historical $1,000
22. 2023-11-22
    listed $1,000
23. 2023-11-04
    historical $1,000
24. 2023-10-20
    listed $1,000
25. 2022-10-25
    listed $112,000 Active
26. 2005-01-24
    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: $1,667 · $139/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$492/yr (+$41/mo · 29.5%)

ⓘ 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 ≥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: $15,905
• − Mortgage interest: −$6,610
• − Property taxes: −$1,667
• − Insurance: −$590
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,433
• Taxable income: $1,061
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,628/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: 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

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): 31,924
• Household income: $67,942
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 996.0

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 0.60)
• 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%

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

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

+5.4% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $118,000 LAAR
• 2026-05-05 Price Changed $119,000 LAAR
• 2026-04-10 Listed $122,500 LAAR
• 2023-12-14 Rental Removed $1,000 BUILDIUM
• 2023-11-22 Listed for Rent $1,000 BUILDIUM
• 2023-11-04 Rental Removed $1,000 BUILDIUM
• 2023-10-20 Listed for Rent $1,000 BUILDIUM
• 2022-10-25 Listed $112,000 LAAR
• 2005-01-24 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,667 · +5.1% YoY. Source: county tax records.