124 James Rd · Kilgore, TX 75662

$195,000

4 bd · 2.0 ba · 2,304 sqft · Manufactured public records · 60 Days on market

Built 1994 0.41 ac lot $85/sqft · 15% below area Est $229k · 15% under

---

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 +18.8/30.0
• ARV discount +14.2/15.0
• DSCR +5.9/10.0
• Rent growth +4.7/5.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom 2 bath

Key facts

• 0.41 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (12.6% below list).
• Recommended offer: $170k (12.6% below list) — sets the bar for 1% rule.

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-.
• Kilgore ISD (town): math 33% / reading 38% proficiency, ranked #498 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,408 (12.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (median comp): $229,058
• List price: $195,000
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-14,386
• Equity at exit: $29,075

10-year hold

• IRR: 7.8%
• Equity multiple: 1.71×
• Total profit: $38,878
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $130

Break-even live

Break-even rent $1,540

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $195,000 Active 60 DOM
2. 2026-06-18
   days on market $195,000 Active 59 DOM
3. 2026-06-17
   days on market $195,000 Active 58 DOM
4. 2026-06-16
   days on market $195,000 Active 57 DOM
5. 2026-06-15
   days on market $195,000 Active 56 DOM
6. 2026-06-14
   days on market $195,000 Active 54 DOM
7. 2026-06-13
   days on market $195,000 Active 53 DOM
8. 2026-06-10
   days on market $195,000 Active 51 DOM
9. 2026-06-09
   days on market $195,000 Active 50 DOM
10. 2026-06-08
    days on market $195,000 Active 49 DOM
11. 2026-06-07
    days on market $195,000 Active 48 DOM
12. 2026-06-03
    days on market $195,000 Active 44 DOM
13. 2026-06-02
    days on market $195,000 Active 43 DOM
14. 2026-06-01
    days on market $195,000 Active 42 DOM
15. 2026-05-31
    days on market $195,000 Active 41 DOM
16. 2026-05-30
    days on market $195,000 Active 40 DOM
17. 2026-05-06
    status Active 16-char remark

    Show marketing remark (16 chars)

    4 bedroom 2 bath

18. 2026-05-01
    historical Active Option Contract 16-char remark

    Show marketing remark (16 chars)

    4 bedroom 2 bath

19. 2026-04-20
    listed $195,000 Active 16-char remark

    Show marketing remark (16 chars)

    4 bedroom 2 bath

20. 2026-04-18
    listed $195,000 Active
21. 2026-04-18
    historical
22. 2024-12-18
    soldstatus
23. 2020-08-05
    soldstatus
24. 2003-04-10
    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: $554 · $46/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$3,014/yr (+$251/mo · 543.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,449
• − Mortgage interest: −$10,923
• − Property taxes: −$554
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,673
• Taxable loss: −$1,745
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,976/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: Kilgore ISD
• NCES district ID: 4825620
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $49,682
• Composite: 30.72/100
• National rank: #6168
• State rank: #498 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

+0.0% since first listed

8 events — show timeline

• 2026-05-06 Relisted — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-04-20 Listed $195,000 NTREIS
• 2026-04-18 Listing Removed — NTREIS
• 2026-04-18 Listed $195,000 NTREIS
• 2024-12-18 Sold (Public Records) — Public Records
• 2020-08-05 Sold (Public Records) — Public Records
• 2003-04-10 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $554 · +11.3% YoY. Source: county tax records.