V14 Plan · Longview, TX 75601

$269,990

4 bd · 2.0 ba · 1,409 sqft · SingleFamily · 372 Days on market

Excellent condition $10/mo HOA

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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 +7.5/15.0
• Cash flow +7.2/30.0
• Schools +6.8/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- FULLY LOADED™ Conaway Home - Solid poste-tension concrete foundation - 9ft raised ceilings throughout - Moisture controlling house wrap - HERS rated energy efficient home - Low-E, tilt-sash vinyl windows - R-38 insulated ceilings - Energy saving appliances - 14 SEER air conditioning unit - 1, 2 & 6 year builder warranty - Plus much more. ..

Key facts

• Builder warranty
• 2 parking spots
• Listed 371 days

Tags

• LOW-E TILT-SASH VINYL WINDOWS
• R-38 INSULATED CEILINGS
• ENERGY SAVING APPLIANCES
• 14 SEER AIR CONDITIONING UNIT
• BUILDER WARRANTY

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $311,098.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (18.7% below list).
• Recommended offer: $219k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallsville H S (math 66% / reading 70%, grade B, #150 of 1,632 statewide, top 10%, 1,456 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 35% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Hallsville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 191 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,409 (18.7% 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 372 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $311,098
• List price: $269,990
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Marguerite Dr	1.78mi	3/2.0 (-1)	1,392 (-1%)	12mo	$157,000	$113	48
134 Park Dr	0.54mi	3/2.0 (-1)	1,812 (+29%)	2mo	$249,900	$138	43
2530 Mayes Ln	1.65mi	2/1.0 (-2)	1,390 (-1%)	15mo	$195,000	$140	37
1408 Dale St	2.08mi	3/2.0 (-1)	1,666 (+18%)	3mo	$150,000	$90	33
1521 Mahlow Dr	1.56mi	3/2.0 (-1)	1,568 (+11%)	14mo	$274,900	$175	29
1802 Limestone Pl	1.25mi	2/2.0 (-2)	1,265 (-10%)	12mo	$190,000	$150	28
2104 Sophia Ln	0.79mi	3/2.0 (-1)	1,667 (+18%)	17mo	$299,900	$180	20
2509 Maggie Ln	0.89mi	4/2.0	1,793 (+27%)	39mo	$339,900	$190	20
2507 Maggie Ln	0.88mi	3/2.0 (-1)	1,639 (+16%)	40mo	$319,900	$195	15
2106 Sophia Dr	0.78mi	3/3.0 (-1)	1,743 (+24%)	30mo	$349,900	$201	11
3208 Mona Dr	0.83mi	2/2.0 (-2)	1,660 (+18%)	25mo	$244,900	$148	10
1220 Mahlow Dr	1.82mi	2/1.0 (-2)	1,122 (-20%)	51mo	$119,500	$107	6

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.12×
• Total profit: $-76,900
• Equity at exit: $46,386

10-year hold

• IRR: -21.9%
• Equity multiple: -0.14×
• Total profit: $-99,140
• Equity at exit: $26,898

Cash invested: $87,108 (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 →

Active competition Active MLS

• For sale now: 11 active · 6 under contract
• Median asking: $279,990 ($177/sqft)
• Median days on market: 36 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +24.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 191
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,666/yr
• Insurance: −$130
• HOA: −$10
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-427

Break-even live

Break-even rent $2,734

Max offer price $249,369

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-319	+0% $-427	+5% $-534	+10% $-642
Rent	-10% $-600	-5% $-513	+0% $-427	+5% $-340	+10% $-253
Rate	-1.0pp $-270	-0.5pp $-347	base $-427	+0.5pp $-507	+1.0pp $-589

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: $77,775
• Closing costs: $9,333
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Mesa Dr Longview, TX	4.0	2.0	1582	$2,400	$1.52	62d	1	0.02mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	70d	1	0.02mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	93d	1	0.02mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	62d	1	1.11mi
3401 E Marshall Ave Longview, TX	3.0	2.0	1300	$1,300	$1.00	70d	1	1.14mi
3401 E Marshall Ave Longview, TX	1.0–3.0	1.0–2.0	1025	$1,300	$1.27	62d	4	1.14mi

Listing history 50 events

1. 2026-08-08
   days on market $269,990 Active 372 DOM
2. 2026-08-07
   days on market $269,990 Active 371 DOM
3. 2026-08-06
   days on market $269,990 Active 370 DOM
4. 2026-08-05
   days on market $269,990 Active 369 DOM
5. 2026-08-04
   days on market $269,990 Active 368 DOM
6. 2026-08-03
   days on market $269,990 Active 367 DOM
7. 2026-07-31
   days on market $269,990 Active 364 DOM
8. 2026-07-30
   days on market $269,990 Active 363 DOM
9. 2026-07-29
   days on market $269,990 Active 362 DOM
10. 2026-07-27
    days on market $269,990 Active 360 DOM
11. 2026-07-25
    days on market $269,990 Active 358 DOM
12. 2026-07-24
    days on market $269,990 Active 357 DOM
13. 2026-07-23
    days on market $269,990 Active 356 DOM
14. 2026-07-22
    days on market $269,990 Active 355 DOM
15. 2026-07-21
    days on market $269,990 Active 354 DOM
16. 2026-07-18
    days on market $269,990 Active 351 DOM
17. 2026-07-16
    days on market $269,990 Active 349 DOM
18. 2026-07-16
    days on market $269,990 Active 348 DOM
19. 2026-07-14
    days on market $269,990 Active 347 DOM
20. 2026-07-13
    days on market $269,990 Active 346 DOM
21. 2026-07-12
    days on market $269,990 Active 345 DOM
22. 2026-07-11
    days on market $269,990 Active 344 DOM
23. 2026-07-10
    days on market $269,990 Active 343 DOM
24. 2026-07-09
    days on market $269,990 Active 342 DOM
25. 2026-07-08
    days on market $269,990 Active 341 DOM
26. 2026-07-07
    days on market $269,990 Active 340 DOM
27. 2026-07-06
    days on market $269,990 Active 339 DOM
28. 2026-07-05
    days on market $269,990 Active 338 DOM
29. 2026-07-04
    days on market $269,990 Active 337 DOM
30. 2026-07-03
    days on market $269,990 Active 336 DOM
31. 2026-07-02
    days on market $269,990 Active 335 DOM
32. 2026-07-01
    days on market $269,990 Active 334 DOM
33. 2026-06-30
    days on market $269,990 Active 333 DOM
34. 2026-06-29
    days on market $269,990 Active 332 DOM
35. 2026-06-28
    days on market $269,990 Active 331 DOM
36. 2026-06-28
    days on market $269,990 Active 330 DOM
37. 2026-06-27
    days on market $269,990 Active 329 DOM
38. 2026-06-25
    days on market $269,990 Active 327 DOM
39. 2026-06-23
    days on market $269,990 Active 325 DOM
40. 2026-06-21
    days on market $269,990 Active 324 DOM
41. 2026-06-19
    days on market $269,990 Active 322 DOM
42. 2026-06-18
    days on market $269,990 Active 321 DOM
43. 2026-06-17
    days on market $269,990 Active 320 DOM
44. 2026-06-16
    days on market $269,990 Active 319 DOM
45. 2026-06-15
    days on market $269,990 Active 318 DOM
46. 2026-06-14
    days on market $269,990 Active 316 DOM
47. 2026-06-13
    days on market $269,990 Active 315 DOM
48. 2026-06-10
    days on market $269,990 Active 313 DOM
49. 2026-06-09
    days on market $269,990 Active 312 DOM
50. 2026-06-08
    days on market $269,990 Active 311 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,329
• − Mortgage interest: −$17,426
• − Property taxes: −$4,666
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$120
• − Depreciation: −$9,050
• Taxable loss: −$10,702
• Est. tax savings @ 24.0%: +$2,568
• After-tax cash flow: $-2,551/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.

Condition & rehab AI · 5 photos

Excellent 95/100 None rehab

This fully loaded Conaway home is in excellent condition with no visible repairs needed. Smart home and security features enhance its value for both resale and rental.

Value-add opportunities

• Both Smart home technology — Enhances convenience and energy efficiency ↑
• Both Smart security system — Improves safety and peace of mind ↑

C Composite school gradezoned avg 68/100

Zoned Schools

High Hallsville H S B TX #150/1,632 Nat'l #2,439/17,239

Schools (NCES district)

• District: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

B Composite livability gradescore 73/100

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 · 68,691 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: 6% of renters

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Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

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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%

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Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

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

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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

1 event — show timeline

• 2025-08-02 Listed $269,990 Zillow