606 Leota St · Longview, TX 75601

$139,900

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 94 Days on market

Built 1961 0.26 ac lot $114/sqft · at area comps Est $147k · at est. ↓ 11% 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 +12.4/30.0
• ARV discount +9.7/15.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• 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

Much better than rent. Good 3/1/1 just off of Highway 80 in East Longview. Remodel approx. 3 years ago rejuvenated all interior and exterior paint, hardwood floors, yard cleanup & added energy efficient windows, and some updating in the bath. Take a look today at this affordable home.

Key facts

• Hardwood floors
• 0.26 acre lot
• Garage

Tags

• ENERGY EFFICIENT WINDOWS
• HARDWOOD FLOORS
• INTERIOR AND EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-22 ($-268/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (12.3% below list).
• Recommended offer: $123k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: J L Everhart Magnet El (math 55% / reading 50%, grade C-, #720 of 4,322 statewide, top 17%, 449 students, 90% FRL, charter); Forest Park Magnet School (math 42% / reading 40%, grade F, #613 of 1,662 statewide, top 38%, 453 students, 96% FRL, charter); 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 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 155 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $122,706 (12.3% 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 94 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,006
• List price: $139,900
• Delta: -4.83%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-23,697
• Equity at exit: $20,860

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-20,844
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$734
• Tax from tax record: −$200 /mo · $2,397/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-22

Break-even live

Break-even rent $1,255

Max offer price $135,962

Occupancy floor 97%

Sensitivity live

Price	-10% $57	-5% $17	+0% $-22	+5% $-62	+10% $-101
Rent	-10% $-119	-5% $-71	+0% $-22	+5% $26	+10% $75
Rate	-1.0pp $48	-0.5pp $13	base $-22	+0.5pp $-59	+1.0pp $-95

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Jane St Unit H Longview, TX	2.0	1.0	1000	$1,000	$1.00	15d	1	0.09mi
607 Texas St Longview, TX	3.0	2.0	1090	$1,249	$1.15	15d	1	0.28mi
703 Texas St Longview, TX	2.0	1.0	980	$1,100	$1.12	45d	1	0.30mi
1507 N Eastman Rd Longview, TX	1.0–2.0	1.0	935	$1,251	$1.34	15d	7	0.79mi
1602 N Seventh St Unit 14 Longview, TX	2.0	1.0	884	$950	$1.07	15d	1	1.24mi
1200 N Fourth St Unit 65 Longview, TX	2.0	1.0	700	$950	$1.36	23d	1	1.25mi
1200 N Fourth St Unit 59 Longview, TX	2.0	1.0	900	$1,100	$1.22	45d	1	1.25mi
1200 N Fourth St Apt 55 Longview, TX	2.0	1.0	850	$1,100	$1.29	15d	1	1.25mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	45d	1	1.31mi
1813 Riverstone Longview, TX	2.0	2.0	1228	$1,800	$1.47	15d	1	1.32mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $139,900 Pending 94 DOM
2. 2026-06-10
   days on market $139,900 Active 93 DOM
3. 2026-06-09
   days on market $139,900 Active 92 DOM
4. 2026-06-08
   days on market $139,900 Active 91 DOM
5. 2026-06-07
   days on market $139,900 Active 90 DOM
6. 2026-06-05
   days on market $139,900 Active 87 DOM
7. 2026-06-03
   days on market $139,900 Active 86 DOM
8. 2026-06-02
   days on market $139,900 Active 85 DOM
9. 2026-06-01
   days on market $139,900 Active 84 DOM
10. 2026-05-31
    days on market $139,900 Active 83 DOM
11. 2026-05-30
    days on market $139,900 Active 82 DOM
12. 2026-05-14
    price $139,900 291-char remark

    Show marketing remark (291 chars)

    Much better than rent. Good 3/1/1 just off of Highway 80 in East Longview. Remodel approx. 3 years ago rejuvenated all interior and exterior paint, hardwood floors, yard cleanup & added energy efficient windows, and some updating in the bath. Take a look today at this affordable home.

13. 2026-03-09
    listed $156,900 Active 291-char remark

    Show marketing remark (291 chars)

    Much better than rent. Good 3/1/1 just off of Highway 80 in East Longview. Remodel approx. 3 years ago rejuvenated all interior and exterior paint, hardwood floors, yard cleanup & added energy efficient windows, and some updating in the bath. Take a look today at this affordable home.

14. 2021-10-20
    soldstatus
15. 2019-07-23
    soldstatus
16. 2007-03-08
    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: $2,397 · $200/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$163/yr (+$14/mo · 6.8%)

ⓘ 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 57% 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: $14,725
• − Mortgage interest: −$7,837
• − Property taxes: −$2,397
• − Insurance: −$700
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,070
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $365/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

-10.8% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $139,900 LAAR
• 2026-03-09 Listed $156,900 LAAR
• 2021-10-20 Sold (Public Records) — Public Records
• 2019-07-23 Sold (Public Records) — Public Records
• 2007-03-08 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,397 · +6.2% YoY. Source: county tax records.