3604 Andrea St · Longview, TX 75604

$148,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 17 Days on market

Built 1983 0.25 ac lot Est $242k · 39% under

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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 +10.4/30.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 Ready to sell and negotiable. Starter home or Investment property in Spring Hill, AC/Heat replaced in 2017, roof and skylights replaced 2012, hot water replaced 2011. Large yard, covered patio, and long concrete drive will accommodate 2 plus cars.

Key facts

• Fenced yard
• Covered patio
• 0.25 acre lot

Tags

• GENEROUSLY SIZED KITCHEN
• PRIVATE ENSUITE BATHROOM
• COVERED PATIO
• FENCED YARD
• HIGHLY REGARDED SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (9.9% below list).
• Recommended offer: $133k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Spring Hill ISD (urban): math 56% / reading 58% proficiency, ranked #77 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Spring Hill Pri (492 students, 50% FRL) — zoned schools average 50% FRL vs 34% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 242 active listings in the ZIP; 4 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,388 (9.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $242,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Alta St	0.37mi	3/1.0	1,104 (-13%)	22mo	$210,000	$190	38

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.34×
• Total profit: $-27,179
• Equity at exit: $22,067

10-year hold

• IRR: -8.2%
• Equity multiple: 0.45×
• Total profit: $-22,705
• Equity at exit: $12,796

Cash invested: $41,440 (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: 242
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$294 /mo · $3,523/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-78

Break-even live

Break-even rent $1,432

Max offer price $134,296

Occupancy floor —

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 Denson Dr Longview, TX	2.0	1.5	1100	$1,195	$1.09	13d	1	0.73mi
210 Ruby Ln Unit B Longview, TX	2.0	1.0	1026	$925	$0.90	13d	1	0.83mi
308 Tammy Lynn Dr Unit B Longview, TX	2.0	1.0	967	$795	$0.82	21d	1	0.84mi
100 Mia Ln Longview, TX	4.0	2.0	1636	$2,600	$1.59	13d	1	0.91mi

Listing history 7 events

1. 2026-04-10
   status Pending
2. 2026-04-03
   historical Active Option Contract
3. 2026-03-24
   listed $148,000 Active
4. 2020-03-23
   soldstatus 253-char remark

   Show marketing remark (253 chars)

   3/2 Ready to sell and negotiable. Starter home or Investment property in Spring Hill, AC/Heat replaced in 2017, roof and skylights replaced 2012, hot water replaced 2011. Large yard, covered patio, and long concrete drive will accommodate 2 plus cars.

5. 2020-03-23
   soldstatus

   Show marketing remark (253 chars)

   3/2 Ready to sell and negotiable. Starter home or Investment property in Spring Hill, AC/Heat replaced in 2017, roof and skylights replaced 2012, hot water replaced 2011. Large yard, covered patio, and long concrete drive will accommodate 2 plus cars.

6. 2019-10-28
   listed $104,800 253-char remark

   Show marketing remark (253 chars)

   3/2 Ready to sell and negotiable. Starter home or Investment property in Spring Hill, AC/Heat replaced in 2017, roof and skylights replaced 2012, hot water replaced 2011. Large yard, covered patio, and long concrete drive will accommodate 2 plus cars.

7. 1999-10-18
   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: $3,523 · $294/mo
• Projected year-2 tax: $3,523 · $294/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $16,007
• − Mortgage interest: −$8,290
• − Property taxes: −$3,523
• − Insurance: −$740
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,305
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-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: Spring Hill ISD
• NCES district ID: 4841190
• Math proficiency: 56% ▼ -1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $66,314
• Composite: 50.15/100
• National rank: #1901
• State rank: #77 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

+41.2% since first listed

7 events — show timeline

• 2026-04-10 Pending — NTREIS
• 2026-04-03 Contingent — NTREIS
• 2026-03-24 Listed $148,000 NTREIS
• 2020-03-23 Sold (Public Records) — Public Records
• 2020-03-23 Sold (MLS) — LAAR
• 2019-10-28 Listed $104,800 LAAR
• 1999-10-18 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,523 · +7.5% YoY. Source: county tax records.