15343 S I-20 Serv Rd W L08 · Hallsville, TX 75602

$199,900

4 bd · 3.0 ba · 3,000 sqft · Land · 49 Days on market

2.41 ac lot

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to your own private sanctuary without sacrificing the convenience of the city. Nestled on a stunning 2.41 acre wooded lot, this spacious 4 bedroom, 3 bath home offers the perfect blend of rural tranquility and modern accessibility. The heart of the home features an expansive open concept living area, anchored by a cozy wood burning fireplace and sleek, updated flooring. The gourmet inspired kitchen boasts an oversized breakfast bar, & formal dining space, making it a dream for entertaining. Retreat to the private primary suite, featuring a generous walk in closet and a spa like bath. With three additional large bedrooms and two full baths, there is ample space for family or gues

Key facts

• 2.41 acre wooded lot
• Formal dining space
• 2.41 acre lot

Tags

• 2.41 ACRE WOODED LOT
• OPEN CONCEPT LIVING AREA
• WOOD BURNING FIREPLACE
• OVERSIZED BREAKFAST BAR
• FORMAL DINING SPACE
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-story; Manufactured home; Residential property
• Construction: Composition roof
• Exterior features: Level lot

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Breakfast bar; Wood-burning fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $200k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.3% below list).
• Recommended offer: $157k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 143 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,222 (21.3% 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 49 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-41,248
• Equity at exit: $29,806

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-47,255
• Equity at exit: $17,284

Cash invested: $55,972 (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 75602

• Home prices YoY: -17.5%
• Active inventory: 143
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-139

Break-even live

Break-even rent $1,749

Max offer price $179,727

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-70	+0% $-139	+5% $-208	+10% $-278
Rent	-10% $-264	-5% $-202	+0% $-139	+5% $-77	+10% $-15
Rate	-1.0pp $-39	-0.5pp $-89	base $-139	+0.5pp $-191	+1.0pp $-244

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $199,900 Active 49 DOM
2. 2026-06-18
   days on market $199,900 Active 48 DOM
3. 2026-06-17
   days on market $199,900 Active 47 DOM
4. 2026-06-16
   days on market $199,900 Active 46 DOM
5. 2026-06-15
   days on market $199,900 Active 45 DOM
6. 2026-06-14
   days on market $199,900 Active 43 DOM
7. 2026-06-13
   days on market $199,900 Active 42 DOM
8. 2026-06-10
   days on market $199,900 Active 40 DOM
9. 2026-06-09
   days on market $199,900 Active 39 DOM
10. 2026-06-08
    days on market $199,900 Active 38 DOM
11. 2026-06-07
    days on market $199,900 Active 37 DOM
12. 2026-06-05
    days on market $199,900 Active 34 DOM
13. 2026-06-02
    days on market $199,900 Active 32 DOM
14. 2026-06-01
    days on market $199,900 Active 31 DOM
15. 2026-05-31
    days on market $199,900 Active 30 DOM
16. 2026-05-30
    days on market $199,900 Active 29 DOM
17. 2026-05-01
    listed $199,900 Active 858-char remark
18. 2024-08-05
    price $120,000
19. 2024-07-11
    price $149,900
20. 2024-06-06
    listed $199,900 Active

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

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 ≥110°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,867
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,815
• Taxable loss: −$5,163
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $-434/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 — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- 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
• Metro: Longview, TX
• Population (ZIP): 20,671
• Household income: $52,330
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 724.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 28% Two or more races 28% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 35% Other Indo-European 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: ▼ -46.34%
• Current HPI: 218.2988
• Rent YoY: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $199,900 LAAR
• 2024-08-05 Price Changed $120,000 LAAR
• 2024-07-11 Price Changed $149,900 LAAR
• 2024-06-06 Listed $199,900 LAAR