632 Leach St · Kilgore, TX 75662

$169,900

3 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 265 Days on market

Built 1954 0.40 ac lot $117/sqft · 17% below area Est $205k · 17% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Rent growth +4.7/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION IN SOUTH KILGORE WITH A LARGE LOT (. 4 ACRE). LOTS OF POSSIBILITIES. SPACIOUS FORMAL LIVING AND DINING AREAS. THE KITCHEN HAS CERAMIC TILE COUNTERTOPS AND FEATURES PLENTY OF CABINEETS FOR A HOME THIS AGE. THERE ARE BUILT-IN SHELVES THROUGH OUT FOR YOUR BOOKS OR COLLECTIBLES. ALSO, THE UTILITY ROOM IS LARGE ENOUGH FOR A 2ND FRIDGE OR FREEZER PLUS PLENTY OF EXTRA CABINET SPACE THERE AS WELL. THE COVERED PATIO IS ENCLOSED, BUT NOT HEATED OR COOLED. THE GARAGE FEATURES EXPOSED WOOD WALLS. CHECK OUT THIS PPROPERTY TODAY!!!

Key facts

• Utility room
• Large lot
• Covered patio

Tags

• LARGE LOT
• CERAMIC TILE COUNTERTOPS
• BUILT-IN SHELVES
• UTILITY ROOM
• COVERED PATIO
• EXPOSED WOOD WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (13.6% below list).
• Recommended offer: $142k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.2% in Kilgore — 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 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• Kilgore ISD (town): math 33% / reading 38% proficiency, ranked #498 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kilgore Pri (664 students, 82% FRL); Kilgore Middle (math 28% / reading 37%, grade F, #947 of 1,662 statewide, top 58%, 885 students, 75% FRL); Kilgore H S (math 39% / reading 45%, grade F, #730 of 1,632 statewide, top 47%, 1,164 students, 71% FRL) — zoned schools average 76% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 289 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Rusk 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 $5k of value loss. Plan a longer hold.
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,372 (16.2% 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 265 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 9.6

CMA / ARV

• ARV (median comp): $204,957
• List price: $169,900
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.38×
• Total profit: $-29,586
• Equity at exit: $25,333

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-2,776
• Equity at exit: $14,690

Cash invested: $47,572 (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 75662

• Home prices YoY: -16.9%
• Rents YoY: 8.9%
• Active inventory: 289
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$354 /mo · $4,250/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-156

Break-even live

Break-even rent $1,666

Max offer price $142,372

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-108	+0% $-156	+5% $-204	+10% $-252
Rent	-10% $-272	-5% $-214	+0% $-156	+5% $-98	+10% $-40
Rate	-1.0pp $-70	-0.5pp $-113	base $-156	+0.5pp $-200	+1.0pp $-245

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Harris St Kilgore, TX	2.0	2.0	1500	$1,400	$0.93	15d	1	0.87mi
620 Riverside Dr Kilgore, TX	3.0	2.0	1376	$1,495	$1.09	15d	1	0.97mi

Listing history 15 events

1. 2026-06-15
   days on market $169,900 Active 265 DOM
2. 2026-06-14
   days on market $169,900 Active 263 DOM
3. 2026-06-13
   days on market $169,900 Active 262 DOM
4. 2026-06-10
   days on market $169,900 Active 260 DOM
5. 2026-06-09
   days on market $169,900 Active 259 DOM
6. 2026-06-08
   days on market $169,900 Active 258 DOM
7. 2026-06-07
   days on market $169,900 Active 257 DOM
8. 2026-06-03
   days on market $169,900 Active 253 DOM
9. 2026-06-02
   days on market $169,900 Active 252 DOM
10. 2026-06-01
    days on market $169,900 Active 251 DOM
11. 2026-05-31
    days on market $169,900 Active 250 DOM
12. 2026-05-30
    days on market $169,900 Active 249 DOM
13. 2026-03-27
    price $169,900 539-char remark

    Show marketing remark (539 chars)

    GREAT LOCATION IN SOUTH KILGORE WITH A LARGE LOT (. 4 ACRE). LOTS OF POSSIBILITIES. SPACIOUS FORMAL LIVING AND DINING AREAS. THE KITCHEN HAS CERAMIC TILE COUNTERTOPS AND FEATURES PLENTY OF CABINEETS FOR A HOME THIS AGE. THERE ARE BUILT-IN SHELVES THROUGH OUT FOR YOUR BOOKS OR COLLECTIBLES. ALSO, THE UTILITY ROOM IS LARGE ENOUGH FOR A 2ND FRIDGE OR FREEZER PLUS PLENTY OF EXTRA CABINET SPACE THERE AS WELL. THE COVERED PATIO IS ENCLOSED, BUT NOT HEATED OR COOLED. THE GARAGE FEATURES EXPOSED WOOD WALLS. CHECK OUT THIS PPROPERTY TODAY!!!

14. 2025-12-16
    price $179,900 539-char remark

    Show marketing remark (539 chars)

    GREAT LOCATION IN SOUTH KILGORE WITH A LARGE LOT (. 4 ACRE). LOTS OF POSSIBILITIES. SPACIOUS FORMAL LIVING AND DINING AREAS. THE KITCHEN HAS CERAMIC TILE COUNTERTOPS AND FEATURES PLENTY OF CABINEETS FOR A HOME THIS AGE. THERE ARE BUILT-IN SHELVES THROUGH OUT FOR YOUR BOOKS OR COLLECTIBLES. ALSO, THE UTILITY ROOM IS LARGE ENOUGH FOR A 2ND FRIDGE OR FREEZER PLUS PLENTY OF EXTRA CABINET SPACE THERE AS WELL. THE COVERED PATIO IS ENCLOSED, BUT NOT HEATED OR COOLED. THE GARAGE FEATURES EXPOSED WOOD WALLS. CHECK OUT THIS PPROPERTY TODAY!!!

15. 2025-09-23
    listed $185,000 Active 539-char remark

    Show marketing remark (539 chars)

    GREAT LOCATION IN SOUTH KILGORE WITH A LARGE LOT (. 4 ACRE). LOTS OF POSSIBILITIES. SPACIOUS FORMAL LIVING AND DINING AREAS. THE KITCHEN HAS CERAMIC TILE COUNTERTOPS AND FEATURES PLENTY OF CABINEETS FOR A HOME THIS AGE. THERE ARE BUILT-IN SHELVES THROUGH OUT FOR YOUR BOOKS OR COLLECTIBLES. ALSO, THE UTILITY ROOM IS LARGE ENOUGH FOR A 2ND FRIDGE OR FREEZER PLUS PLENTY OF EXTRA CABINET SPACE THERE AS WELL. THE COVERED PATIO IS ENCLOSED, BUT NOT HEATED OR COOLED. THE GARAGE FEATURES EXPOSED WOOD WALLS. CHECK OUT THIS PPROPERTY TODAY!!!

ⓘ 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: $4,250 · $354/mo
• Projected year-2 tax: $4,250 · $354/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,622
• − Mortgage interest: −$9,517
• − Property taxes: −$4,250
• − Insurance: −$850
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,943
• Taxable loss: −$4,757
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $-728/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: Kilgore ISD
• NCES district ID: 4825620
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $49,682
• Composite: 30.72/100
• National rank: #6168
• State rank: #498 of 826 in TX

Livability — Kilgore

• Score: 72/100
• State rank: #257
• US rank: #6044

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kilgore, TX
• County: Gregg County · 128,826 people
• City population: 25,034
• Metro: Longview, TX
• Population (ZIP): 25,034
• Household income: $70,096
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 486.0

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 22% Black 11%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.09%
• Current HPI: 247.1337
• Rent YoY: ▲ 8.89%
• 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

-8.2% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $169,900 LAAR
• 2025-12-16 Price Changed $179,900 LAAR
• 2025-09-23 Listed $185,000 LAAR

Property tax history

+6.0%/yr

Latest (2025): $4,250 · -3.8% YoY. Source: county tax records.