209 Doyle St · Longview, TX 75601

$209,900

4 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 126 Days on market

Built 1951 9,148 sqft lot $188/sqft · 55% above area Est $176k · 19% over ↓ 7% since listing

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Why this score? — see what drove the F 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 +11.4/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated & Move-In Ready! Welcome to 209 Doyle in Longview. It is a 4 bedroom, 2bath home that’s been beautifully renovated from top to bottom. Step inside and fall in love with the bright, open layout, modern finishes, and thoughtful touches throughout. All the major upgrades are already done for you ( new roof, updated plumbing, electrical, and brand-new HVAC ) giving you peace of mind for years to come. The best part it comes with a 1 year warranty. The spacious kitchen and living areas are perfect for entertaining, while the nice-sized backyard is ready for BBQs, kids, pets, or your dream outdoor setup. This home has the perfect mix of style, comfort, and convenience, all in a great location. Don’t miss your chance to make it yours and schedule a showing today before it’s gone!

Key facts

• Fully renovated
• Updated electrical
• Move in ready

Tags

• FULLY RENOVATED
• MOVE IN READY
• NEW ROOF
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• BRAND NEW HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-73 ($-870/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (26.5% below list).
• Recommended offer: $154k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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 (+3.3%/yr); 153 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($185k) 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, 60% 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 $154,371 (26.5% 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 126 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $176,454
• List price: $209,900
• Delta: 18.95%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-38,254
• Equity at exit: $31,297

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-37,694
• Equity at exit: $18,148

Cash invested: $58,772 (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: 153
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-73

Break-even live

Break-even rent $1,636

Max offer price $197,090

Occupancy floor 100%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Texas St Longview, TX	3.0	2.0	1090	$1,249	$1.15	13d	1	0.30mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	43d	1	1.35mi
2501 N Eastman Rd Longview, TX	1.0–3.0	1.0–2.0	1028	$1,528	$1.49	13d	19	1.42mi

Listing history 23 events

1. 2026-06-19
   days on market $209,900 Active 126 DOM
2. 2026-06-18
   days on market $209,900 Active 125 DOM
3. 2026-06-17
   days on market $209,900 Active 124 DOM
4. 2026-06-16
   days on market $209,900 Active 123 DOM
5. 2026-06-15
   days on market $209,900 Active 122 DOM
6. 2026-06-14
   days on market $209,900 Active 120 DOM
7. 2026-06-13
   days on market $209,900 Active 119 DOM
8. 2026-06-10
   days on market $209,900 Active 117 DOM
9. 2026-06-09
   days on market $209,900 Active 116 DOM
10. 2026-06-08
    days on market $209,900 Active 115 DOM
11. 2026-06-07
    days on market $209,900 Active 114 DOM
12. 2026-06-05
    days on market $209,900 Active 111 DOM
13. 2026-06-03
    days on market $209,900 Active 110 DOM
14. 2026-06-02
    days on market $209,900 Active 109 DOM
15. 2026-06-01
    days on market $209,900 Active 108 DOM
16. 2026-05-31
    days on market $209,900 Active 107 DOM
17. 2026-05-30
    days on market $209,900 Active 106 DOM
18. 2026-04-28
    price $209,900 823-char remark

    Show marketing remark (823 chars)

    Fully Renovated & Move-In Ready! Welcome to 209 Doyle in Longview. It is a 4 bedroom, 2bath home that’s been beautifully renovated from top to bottom. Step inside and fall in love with the bright, open layout, modern finishes, and thoughtful touches throughout. All the major upgrades are already done for you ( new roof, updated plumbing, electrical, and brand-new HVAC ) giving you peace of mind for years to come. The best part it comes with a 1 year warranty. The spacious kitchen and living areas are perfect for entertaining, while the nice-sized backyard is ready for BBQs, kids, pets, or your dream outdoor setup. This home has the perfect mix of style, comfort, and convenience, all in a great location. Don’t miss your chance to make it yours and schedule a showing today before it’s gone!

19. 2026-02-13
    listed $214,900 Active 823-char remark

    Show marketing remark (823 chars)

    Fully Renovated & Move-In Ready! Welcome to 209 Doyle in Longview. It is a 4 bedroom, 2bath home that’s been beautifully renovated from top to bottom. Step inside and fall in love with the bright, open layout, modern finishes, and thoughtful touches throughout. All the major upgrades are already done for you ( new roof, updated plumbing, electrical, and brand-new HVAC ) giving you peace of mind for years to come. The best part it comes with a 1 year warranty. The spacious kitchen and living areas are perfect for entertaining, while the nice-sized backyard is ready for BBQs, kids, pets, or your dream outdoor setup. This home has the perfect mix of style, comfort, and convenience, all in a great location. Don’t miss your chance to make it yours and schedule a showing today before it’s gone!

20. 2025-11-09
    price $219,000
21. 2025-10-14
    listed $225,000 Active
22. 2025-04-09
    soldstatus
23. 1985-11-01
    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: $1,246 · $104/mo
• Projected year-2 tax: $3,841 · $320/mo
• Expected delta: +$2,595/yr (+$216/mo · 208.2%)

ⓘ 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 60% 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: $18,525
• − Mortgage interest: −$11,758
• − Property taxes: −$1,246
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$6,106
• Taxable loss: −$4,599
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $234/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

-6.7% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $209,900 LAAR
• 2026-02-13 Listed $214,900 LAAR
• 2025-11-09 Price Changed $219,000 LAAR
• 2025-10-14 Listed $225,000 LAAR
• 2025-04-09 Sold (Public Records) — Public Records
• 1985-11-01 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,246 · +4.6% YoY. Source: county tax records.