8 Hollers St · Longview, TX 75601

$306,900

5 bd · 2.0 ba · 2,117 sqft · SingleFamily public records · 52 Days on market

Built 1977 0.72 ac lot $145/sqft · 26% below area Est $415k · 26% 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 +8.3/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 5-bedroom, 2-bathroom home that combines modern amenities with stylish features. The open concept floor plan creates a comfortable flow between the kitchen and living area, ideal for both daily living and entertaining. Smart switches installed in the main living areas, primary bedroom, and front bedroom bring added convenience to your everyday life. The kitchen is a standout with its granite countertops, updated fixtures and pass through to the living area. The smart oven and dishwasher were installed within the past few years. The guest bath also has upgraded fixtures. The home also features an updated bonus room that can serve as an office or game room, providing additional versatility. Notice the crown molding throughout. Other recent upgrades include a 30-year roof (installation completed 7/31/24) and custom gutters installed a few years ago that complement the home’s exterior. Ductwork was also updated with the HVAC unit was recently installed. The concrete driveway was installed about 5-7 years ago. Enjoy outdoor gatherings with a recently added firepit that can provide cozy evenings under the stars. This home can bring comfort, style, and modern features into your life when you make it your own.

Key facts

• Updated kitchen
• Granite counter tops
• 0.72 acre lot

Tags

• OPEN CONCEPT LIVING AREA
• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• STAINLESS REFRIGERATOR
• PLENTY OF CABINET SPACE
• GRANITE COUNTER TOPS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Deck; Patio; Wood fencing; Outdoor above-ground pool; Spa / hot tub; Storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range and oven; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace (1); 10 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $307k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (26.6% below list).
• Recommended offer: $225k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Market conditions: Rents rising (+3.3%/yr); 153 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 41% 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 52 days — a 3% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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, 49% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,332 (26.6% 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 52 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $414,909
• List price: $306,900
• Delta: -26.03%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Sophia Ln	0.70mi	4/2.0 (-1)	1,987 (-6%)	4mo	$419,000	$211	49
2505 Windmill Ln	0.63mi	4/3.0 (-1)	2,332 (+10%)	18mo	$429,900	$184	30

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-66,968
• Equity at exit: $45,760

10-year hold

• IRR: -16.2%
• Equity multiple: 0.08×
• Total profit: $-78,645
• Equity at exit: $26,535

Cash invested: $85,932 (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: $2,253 medium
• Mortgage (P&I): −$1,609
• Tax from tax record: −$324 /mo · $3,885/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-281

Break-even live

Break-even rent $2,609

Max offer price $257,269

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: $76,725
• Closing costs: $9,207
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Mesa Dr Longview, TX	4.0	2.0	1582	$2,400	$1.52	13d	1	0.62mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	20d	1	0.62mi

Listing history 29 events

1. 2026-06-19
   days on market $306,900 Active 52 DOM
2. 2026-06-18
   days on market $306,900 Active 51 DOM
3. 2026-06-17
   days on market $306,900 Active 50 DOM
4. 2026-06-16
   pricedays on market $306,900 Active 49 DOM
5. 2026-06-15
   days on market $315,900 Active 48 DOM
6. 2026-06-14
   days on market $315,900 Active 46 DOM
7. 2026-06-13
   days on market $315,900 Active 45 DOM
8. 2026-06-10
   days on market $315,900 Active 43 DOM
9. 2026-06-09
   days on market $315,900 Active 42 DOM
10. 2026-06-08
    days on market $315,900 Active 41 DOM
11. 2026-06-07
    days on market $315,900 Active 40 DOM
12. 2026-06-05
    days on market $315,900 Active 37 DOM
13. 2026-06-02
    days on market $315,900 Active 35 DOM
14. 2026-06-01
    days on market $315,900 Active 34 DOM
15. 2026-05-31
    days on market $315,900 Active 33 DOM
16. 2026-05-30
    days on market $315,900 Active 32 DOM
17. 2026-05-16
    price $316,900 863-char remark
18. 2026-05-07
    price $318,400 863-char remark
19. 2026-04-28
    listed $319,900 Active 863-char remark
20. 2025-11-28
    price $315,000
21. 2025-11-20
    price $317,500
22. 2025-11-05
    price $323,500
23. 2025-10-21
    listed $325,000 Active
24. 2024-09-30
    soldstatus Closed

    Show marketing remark (1263 chars)

    Welcome to this beautifully updated 5-bedroom, 2-bathroom home that combines modern amenities with stylish features. The open concept floor plan creates a comfortable flow between the kitchen and living area, ideal for both daily living and entertaining. Smart switches installed in the main living areas, primary bedroom, and front bedroom bring added convenience to your everyday life. The kitchen is a standout with its granite countertops, updated fixtures and pass through to the living area. The smart oven and dishwasher were installed within the past few years. The guest bath also has upgraded fixtures. The home also features an updated bonus room that can serve as an office or game room, providing additional versatility. Notice the crown molding throughout. Other recent upgrades include a 30-year roof (installation completed 7/31/24) and custom gutters installed a few years ago that complement the home’s exterior. Ductwork was also updated with the HVAC unit was recently installed. The concrete driveway was installed about 5-7 years ago. Enjoy outdoor gatherings with a recently added firepit that can provide cozy evenings under the stars. This home can bring comfort, style, and modern features into your life when you make it your own.

25. 2024-09-30
    soldstatus

    Show marketing remark (1263 chars)

    Welcome to this beautifully updated 5-bedroom, 2-bathroom home that combines modern amenities with stylish features. The open concept floor plan creates a comfortable flow between the kitchen and living area, ideal for both daily living and entertaining. Smart switches installed in the main living areas, primary bedroom, and front bedroom bring added convenience to your everyday life. The kitchen is a standout with its granite countertops, updated fixtures and pass through to the living area. The smart oven and dishwasher were installed within the past few years. The guest bath also has upgraded fixtures. The home also features an updated bonus room that can serve as an office or game room, providing additional versatility. Notice the crown molding throughout. Other recent upgrades include a 30-year roof (installation completed 7/31/24) and custom gutters installed a few years ago that complement the home’s exterior. Ductwork was also updated with the HVAC unit was recently installed. The concrete driveway was installed about 5-7 years ago. Enjoy outdoor gatherings with a recently added firepit that can provide cozy evenings under the stars. This home can bring comfort, style, and modern features into your life when you make it your own.

26. 2024-08-01
    listed $300,000 Active

    Show marketing remark (1263 chars)

    Welcome to this beautifully updated 5-bedroom, 2-bathroom home that combines modern amenities with stylish features. The open concept floor plan creates a comfortable flow between the kitchen and living area, ideal for both daily living and entertaining. Smart switches installed in the main living areas, primary bedroom, and front bedroom bring added convenience to your everyday life. The kitchen is a standout with its granite countertops, updated fixtures and pass through to the living area. The smart oven and dishwasher were installed within the past few years. The guest bath also has upgraded fixtures. The home also features an updated bonus room that can serve as an office or game room, providing additional versatility. Notice the crown molding throughout. Other recent upgrades include a 30-year roof (installation completed 7/31/24) and custom gutters installed a few years ago that complement the home’s exterior. Ductwork was also updated with the HVAC unit was recently installed. The concrete driveway was installed about 5-7 years ago. Enjoy outdoor gatherings with a recently added firepit that can provide cozy evenings under the stars. This home can bring comfort, style, and modern features into your life when you make it your own.

27. 2014-07-17
    soldstatus
28. 2005-11-30
    soldstatus
29. 2004-07-12
    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: $3,885 · $324/mo
• Projected year-2 tax: $5,616 · $468/mo
• Expected delta: +$1,731/yr (+$144/mo · 44.5%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $27,040
• − Mortgage interest: −$17,191
• − Property taxes: −$3,885
• − Insurance: −$1,534
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$8,928
• Taxable loss: −$8,826
• Est. tax savings @ 24.0%: +$2,118
• After-tax cash flow: $-1,253/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: 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

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 (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%

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 · 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

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

+2.3% since first listed

15 events — show timeline

• 2026-06-16 Price Changed $306,900 LAAR
• 2026-05-28 Price Changed $315,900 LAAR
• 2026-05-16 Price Changed $316,900 LAAR
• 2026-05-07 Price Changed $318,400 LAAR
• 2026-04-28 Listed $319,900 LAAR
• 2025-11-28 Price Changed $315,000 LAAR
• 2025-11-20 Price Changed $317,500 LAAR
• 2025-11-05 Price Changed $323,500 LAAR
• 2025-10-21 Listed $325,000 LAAR
• 2024-09-30 Sold (Public Records) — Public Records
• 2024-09-30 Sold (MLS) — LAAR
• 2024-08-01 Listed $300,000 LAAR
• 2014-07-17 Sold (Public Records) — Public Records
• 2005-11-30 Sold (Public Records) — Public Records
• 2004-07-12 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $3,885 · +14.0% YoY. Source: county tax records.