700 N Edith St · Longview, TX 75601

$145,000

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 283 Days on market

Built 1956 8,398 sqft lot $89/sqft · 27% below area Est $179k · 19% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming three-bedroom, two-bathroom home in Longview, Texas, is full of character and warmth. From the inviting front porch, perfect for enjoying a morning coffee, to the original, beautiful hardwood floors, this home offers a cozy and stylish living space. There is additional space that could be used as a fourth bedroom or flex room. The large kitchen provides plenty of room for cooking up your favorite meals, while the thoughtfully designed layout ensures comfort and functionality. Outside, a private playground adds a special touch, making this home ideal for families. The large storage building provides additional space for tools, equipment, or hobbies. With its delightful curb appeal, new roof, and fantastic features, this home is a must-see!

Key facts

• Private playground
• Front porch
• Storage building

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• FLEX ROOM
• LARGE KITCHEN
• PRIVATE PLAYGROUND
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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+, amenities F.
• 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.
• Zoned schools: Longview H S (math 61% / reading 52%, grade C, #357 of 1,632 statewide, top 22%, 2,170 students, 82% FRL, charter) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 155 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1956 — 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: 1.06% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (median comp): $178,547
• List price: $145,000
• Delta: -18.79%
• 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
1213 Tulane Ave	0.69mi	3/1.5	1,521 (-7%)	18mo	$184,999	$122	39

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-16,476
• Equity at exit: $21,620

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,763
• Equity at exit: $12,537

Cash invested: $40,600 (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 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 155
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$760
• Tax from tax record: −$297 /mo · $3,560/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $102

Break-even live

Break-even rent $1,414

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $143	+0% $102	+5% $61	+10% $20
Rent	-10% $-20	-5% $41	+0% $102	+5% $163	+10% $224
Rate	-1.0pp $175	-0.5pp $139	base $102	+0.5pp $64	+1.0pp $26

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Glencrest Ln Longview, TX	3.0	2.0	1546	$2,000	$1.29	22d	1	0.63mi
309 S Park St Longview, TX	2.0	1.0	1060	$1,080	$1.02	22d	1	0.95mi
1608 McCann Rd Longview, TX	3.0	2.0	1409	$1,600	$1.14	22d	1	1.10mi
607 S Park St Longview, TX	3.0	2.0	1218	$1,400	$1.15	45d	1	1.16mi
801 W Walnut St Longview, TX	3.0	2.0	1300	$1,690	$1.30	15d	1	1.16mi
801 Roosevelt St Longview, TX	3.0	2.0	1300	$1,514	$1.16	45d	1	1.21mi
308 Lake Lamond Rd Unit 155-318 Longview, TX	3.0	2.0	1088	$1,150	$1.06	15d	1	1.30mi
12 Serendipity Ln Longview, TX	2.0	1.5	1200	$1,295	$1.08	22d	1	1.47mi

Listing history 31 events

1. 2026-06-22
   days on market $145,000 Active 283 DOM
2. 2026-06-19
   days on market $145,000 Active 281 DOM
3. 2026-06-18
   days on market $145,000 Active 280 DOM
4. 2026-06-17
   days on market $145,000 Active 279 DOM
5. 2026-06-16
   days on market $145,000 Active 278 DOM
6. 2026-06-15
   days on market $145,000 Active 277 DOM
7. 2026-06-14
   days on market $145,000 Active 275 DOM
8. 2026-06-13
   days on market $145,000 Active 274 DOM
9. 2026-06-10
   days on market $145,000 Active 272 DOM
10. 2026-06-09
    days on market $145,000 Active 271 DOM
11. 2026-06-08
    days on market $145,000 Active 270 DOM
12. 2026-06-07
    days on market $145,000 Active 269 DOM
13. 2026-06-05
    days on market $145,000 Active 266 DOM
14. 2026-06-03
    days on market $145,000 Active 265 DOM
15. 2026-06-02
    days on market $145,000 Active 264 DOM
16. 2026-06-01
    days on market $145,000 Active 263 DOM
17. 2026-05-31
    days on market $145,000 Active 262 DOM
18. 2026-05-30
    days on market $145,000 Active 261 DOM
19. 2025-12-29
    price $145,000 762-char remark

    Show marketing remark (762 chars)

    This charming three-bedroom, two-bathroom home in Longview, Texas, is full of character and warmth. From the inviting front porch, perfect for enjoying a morning coffee, to the original, beautiful hardwood floors, this home offers a cozy and stylish living space. There is additional space that could be used as a fourth bedroom or flex room. The large kitchen provides plenty of room for cooking up your favorite meals, while the thoughtfully designed layout ensures comfort and functionality. Outside, a private playground adds a special touch, making this home ideal for families. The large storage building provides additional space for tools, equipment, or hobbies. With its delightful curb appeal, new roof, and fantastic features, this home is a must-see!

20. 2025-11-04
    price $155,000 762-char remark

    Show marketing remark (762 chars)

    This charming three-bedroom, two-bathroom home in Longview, Texas, is full of character and warmth. From the inviting front porch, perfect for enjoying a morning coffee, to the original, beautiful hardwood floors, this home offers a cozy and stylish living space. There is additional space that could be used as a fourth bedroom or flex room. The large kitchen provides plenty of room for cooking up your favorite meals, while the thoughtfully designed layout ensures comfort and functionality. Outside, a private playground adds a special touch, making this home ideal for families. The large storage building provides additional space for tools, equipment, or hobbies. With its delightful curb appeal, new roof, and fantastic features, this home is a must-see!

21. 2025-09-11
    listed $160,000 Active 762-char remark

    Show marketing remark (762 chars)

    This charming three-bedroom, two-bathroom home in Longview, Texas, is full of character and warmth. From the inviting front porch, perfect for enjoying a morning coffee, to the original, beautiful hardwood floors, this home offers a cozy and stylish living space. There is additional space that could be used as a fourth bedroom or flex room. The large kitchen provides plenty of room for cooking up your favorite meals, while the thoughtfully designed layout ensures comfort and functionality. Outside, a private playground adds a special touch, making this home ideal for families. The large storage building provides additional space for tools, equipment, or hobbies. With its delightful curb appeal, new roof, and fantastic features, this home is a must-see!

22. 2025-08-06
    price $160,000
23. 2025-07-08
    price $160,000
24. 2025-05-09
    price $169,500
25. 2025-04-26
    price $169,500
26. 2025-03-23
    price $175,000
27. 2025-03-13
    listed $185,000 Active
28. 2022-06-17
    soldstatus
29. 2022-06-17
    soldstatus
30. 2022-03-02
    listed $142,888
31. 2004-10-06
    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: $3,560 · $297/mo
• Projected year-2 tax: $3,560 · $297/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,518
• − Mortgage interest: −$8,122
• − Property taxes: −$3,560
• − Insurance: −$725
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,218
• Taxable loss: −$1,070
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,477/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): 15,780
• Household income: $65,700
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 761.0

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 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% Other Asian/Pacific 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: ▼ -107.73%
• Current HPI: 252.0752
• Rent YoY: ▲ 3.29%
• 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

+1.5% since first listed

13 events — show timeline

• 2025-12-29 Price Changed $145,000 LAAR
• 2025-11-04 Price Changed $155,000 LAAR
• 2025-09-11 Listed $160,000 LAAR
• 2025-08-06 Price Changed $160,000 GTAR
• 2025-07-08 Price Changed $160,000 LAAR
• 2025-05-09 Price Changed $169,500 GTAR
• 2025-04-26 Price Changed $169,500 LAAR
• 2025-03-23 Price Changed $175,000 LAAR
• 2025-03-13 Listed $185,000 LAAR
• 2022-06-17 Sold (Public Records) — Public Records
• 2022-06-17 Sold (MLS) — LAAR
• 2022-03-02 Listed $142,888 LAAR
• 2004-10-06 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,560 · +6.1% YoY. Source: county tax records.