1908 Lee St · Longview, TX 75604

$99,900

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 34 Days on market

Built 1951 8,250 sqft lot $101/sqft · 32% below area Est $148k · 32% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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

Charming two-bedroom, one-bath home located just moments from Pine Tree Elementary. This property offers an excellent rental opportunity or would make a wonderful starter home. Beautiful magnolia trees adorn both the front and back yards, while a fenced backyard provides privacy and security. The kitchen features granite counter-tops, and appliances that are only three years old.

Key facts

• Kitchen appliances
• Fenced backyard
• Magnolia trees

Tags

• FENCED BACKYARD
• MAGNOLIA TREES
• KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Pillar/post/pier foundation; Metal roof; Built in 1951
• Construction: Vinyl siding
• Exterior features: Fenced backyard; Private yard; Front porch

Interior

• Kitchen: Dishwasher; Electric oven/range (free‑standing)
• Bedrooms: Bedroom on the first floor (approx. 10 x 10); Home can accommodate 2 bedrooms
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Granite counters; Ceiling fans; Kitchen and dining combined layout; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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.
• Zoned schools: Pine Tree Middle (math 37% / reading 34%, grade F, #827 of 1,662 statewide, top 51%, 708 students, 69% FRL); Pine Tree H S (math 52% / reading 43%, grade D, #583 of 1,632 statewide, top 36%, 1,319 students, 62% FRL) — zoned schools average 66% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 244 active listings in the ZIP; 6 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $147,890
• List price: $99,900
• Delta: -32.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,641
• Equity at exit: $14,895

10-year hold

• IRR: 8.5%
• Equity multiple: 1.69×
• Total profit: $19,215
• Equity at exit: $8,638

Cash invested: $27,972 (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: 244
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $191

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $247	-5% $219	+0% $191	+5% $163	+10% $134
Rent	-10% $103	-5% $147	+0% $191	+5% $235	+10% $279
Rate	-1.0pp $241	-0.5pp $216	base $191	+0.5pp $165	+1.0pp $139

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Fawn Trl Unit B Longview, TX	2.0	1.5	1122	$1,235	$1.10	22d	1	0.21mi
914 Creekside Dr Longview, TX	2.0	2.0	1145	$1,275	$1.11	44d	10	0.54mi
135 Jester Cir Longview, TX	2.0	1.0	995	$1,050	$1.06	14d	1	0.96mi
2912-2914 Bernice Dr Longview, TX	2.0	1.0	768	$980	$1.28	44d	1	1.04mi
2916 Bernice Dr Longview, TX	2.0	1.0	768	$995	$1.30	14d	1	1.04mi
2942 Bernice St Longview, TX	1.0	1.0	560	$725	$1.29	44d	1	1.09mi

Listing history 13 events

1. 2026-06-07
   days on market $99,900 Pending 34 DOM
2. 2026-06-05
   days on market $99,900 Pending 31 DOM
3. 2026-06-03
   days on market $99,900 Pending 30 DOM
4. 2026-06-02
   statusdays on market $99,900 Pending 29 DOM
5. 2026-06-01
   days on market $99,900 Active 28 DOM
6. 2026-05-31
   days on market $99,900 Active 27 DOM
7. 2026-05-30
   days on market $99,900 Active 26 DOM
8. 2026-05-04
   listed $99,900 Active 382-char remark

   Show marketing remark (382 chars)

   Charming two-bedroom, one-bath home located just moments from Pine Tree Elementary. This property offers an excellent rental opportunity or would make a wonderful starter home. Beautiful magnolia trees adorn both the front and back yards, while a fenced backyard provides privacy and security. The kitchen features granite counter-tops, and appliances that are only three years old.

9. 2026-05-04
   listed $99,900 Active 381-char remark

   Show marketing remark (382 chars)

   Charming two-bedroom, one-bath home located just moments from Pine Tree Elementary. This property offers an excellent rental opportunity or would make a wonderful starter home. Beautiful magnolia trees adorn both the front and back yards, while a fenced backyard provides privacy and security. The kitchen features granite counter-tops, and appliances that are only three years old.

10. 2026-01-12
    soldstatus
11. 2026-01-05
    soldstatus
12. 2013-01-18
    soldstatus
13. 2004-06-09
    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: $1,458 · $122/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$370/yr (+$31/mo · 25.4%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $13,334
• − Mortgage interest: −$5,596
• − Property taxes: −$1,458
• − Insurance: −$500
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,906
• Taxable income: $741
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,112/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

+0.0% since first listed

8 events — show timeline

• 2026-06-08 Pending — HARMLS
• 2026-06-01 Pending — HARMLS
• 2026-05-04 Listed $99,900 LAAR
• 2026-05-04 Listed $99,900 HARMLS
• 2026-01-12 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 2013-01-18 Sold (Public Records) — Public Records
• 2004-06-09 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,458 · +3.1% YoY. Source: county tax records.