324 Stone Ridge Cir · Kilgore, TX 75662

$135,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 56 Days on market

Built 2003 1.00 ac lot

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +4.7/5.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice, large doublewide on over an acre. Four nice sized bedrooms and 2 full baths. Lovely open floor plan, really nice kitchen and family room arrangement. Bedrooms are spacious. and all closets are pretty big. The split arrangement has the master covering one whole end of the house and the other bedrooms are clustered around the hall bath, and very convenient to all. The yard has a fenced portion and a nice deck which faces the morning sun. Coffee on the deck sounds lovely.

Key facts

• 1 acre lot
• Built 2003
• Listed 55 days

Property features AI

Exterior

• Home design: Manufactured home; Single-story
• Exterior features: 1 acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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+, 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 fast (+8.9%/yr); 283 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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, 59% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $9,230
• Equity at exit: $20,129

10-year hold

• IRR: 19.2%
• Equity multiple: 2.96×
• Total profit: $74,079
• Equity at exit: $11,672

Cash invested: $37,800 (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: 283
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $363

Break-even live

Break-even rent $1,053

Max offer price $135,000

Occupancy floor 71%

Sensitivity live

Price	-10% $440	-5% $402	+0% $363	+5% $325	+10% $287
Rent	-10% $244	-5% $304	+0% $363	+5% $423	+10% $483
Rate	-1.0pp $431	-0.5pp $398	base $363	+0.5pp $328	+1.0pp $293

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 56 DOM
2. 2026-06-18
   days on market $135,000 Active 55 DOM
3. 2026-06-17
   days on market $135,000 Active 54 DOM
4. 2026-06-16
   days on market $135,000 Active 53 DOM
5. 2026-06-15
   days on market $135,000 Active 52 DOM
6. 2026-06-14
   days on market $135,000 Active 50 DOM
7. 2026-06-13
   days on market $135,000 Active 49 DOM
8. 2026-06-10
   days on market $135,000 Active 47 DOM
9. 2026-06-09
   days on market $135,000 Active 46 DOM
10. 2026-06-08
    days on market $135,000 Active 45 DOM
11. 2026-06-07
    days on market $135,000 Active 44 DOM
12. 2026-06-05
    days on market $135,000 Active 41 DOM
13. 2026-06-03
    days on market $135,000 Active 40 DOM
14. 2026-06-02
    days on market $135,000 Active 39 DOM
15. 2026-06-01
    days on market $135,000 Active 38 DOM
16. 2026-05-31
    days on market $135,000 Active 37 DOM
17. 2026-05-30
    days on market $135,000 Active 36 DOM
18. 2026-04-24
    listed $135,000 Active 125-char remark
19. 2017-12-12
    soldstatus
20. 2017-12-07
    soldstatus 484-char remark

    Show marketing remark (484 chars)

    Very nice, large doublewide on over an acre. Four nice sized bedrooms and 2 full baths. Lovely open floor plan, really nice kitchen and family room arrangement. Bedrooms are spacious. and all closets are pretty big. The split arrangement has the master covering one whole end of the house and the other bedrooms are clustered around the hall bath, and very convenient to all. The yard has a fenced portion and a nice deck which faces the morning sun. Coffee on the deck sounds lovely.

21. 2016-01-29
    listed $89,900 484-char remark

    Show marketing remark (484 chars)

    Very nice, large doublewide on over an acre. Four nice sized bedrooms and 2 full baths. Lovely open floor plan, really nice kitchen and family room arrangement. Bedrooms are spacious. and all closets are pretty big. The split arrangement has the master covering one whole end of the house and the other bedrooms are clustered around the hall bath, and very convenient to all. The yard has a fenced portion and a nice deck which faces the morning sun. Coffee on the deck sounds lovely.

22. 2015-04-15
    soldstatus
23. 2007-08-03
    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: $812 · $68/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,659/yr (+$138/mo · 204.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $18,157
• − Mortgage interest: −$7,562
• − Property taxes: −$812
• − Insurance: −$675
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,927
• Taxable income: $2,275
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,815/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 — 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

• 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 (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 0.58)
• 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 · 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: ▼ -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

+50.2% since first listed

6 events — show timeline

• 2026-04-24 Listed $135,000 LAAR
• 2017-12-12 Sold (Public Records) — Public Records
• 2017-12-07 Sold (MLS) — LAAR
• 2016-01-29 Listed $89,900 LAAR
• 2015-04-15 Sold (Public Records) — Public Records
• 2007-08-03 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $812 · -11.5% YoY. Source: county tax records.