247 Allen Rd · Longview, TX 75605

$149,999

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 28 Days on market

Built 1980

---

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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a beautiful 1.09 acre property located on north McCann with huge, old growth trees, large green yard, peaceful country neighborhood, excellent sunset views and delicious well water. The 14 x 80 mobile home is tied down in the event of a tornado and has been on the property since 1980. It also sits on 2 concrete strips and not on the ground. In October 2024, it received a new sub-floor, the carpet was replaced with vinyl flooring, as well as 2 new toilets for the bathrooms. Several years ago, a new metal roof was put on.

Key facts

• Old growth trees
• Delicious well water
• 1.09 acre property

Tags

• 1.09 ACRE PROPERTY
• OLD GROWTH TREES
• LARGE GREEN YARD
• PEACEFUL COUNTRY NEIGHBORHOOD
• SUNSET VIEWS
• DELICIOUS WELL WATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/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 $147k (1.7% below list).
• Recommended offer: $147k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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.
• 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 (+1.5%/yr); 310 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $147,484 (1.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-8,976
• Equity at exit: $22,365

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,752
• Equity at exit: $12,969

Cash invested: $42,000 (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 75605

• Rents YoY: 1.5%
• Active inventory: 310
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $277

Break-even live

Break-even rent $1,125

Max offer price $149,999

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $149,999 Active 28 DOM
2. 2026-06-18
   days on market $149,999 Active 27 DOM
3. 2026-06-17
   days on market $149,999 Active 26 DOM
4. 2026-06-16
   days on market $149,999 Active 25 DOM
5. 2026-06-15
   days on market $149,999 Active 24 DOM
6. 2026-06-14
   days on market $149,999 Active 22 DOM
7. 2026-06-13
   days on market $149,999 Active 21 DOM
8. 2026-06-10
   days on market $149,999 Active 19 DOM
9. 2026-06-09
   days on market $149,999 Active 18 DOM
10. 2026-06-08
    days on market $149,999 Active 17 DOM
11. 2026-06-07
    days on market $149,999 Active 16 DOM
12. 2026-06-05
    days on market $149,999 Active 13 DOM
13. 2026-06-03
    days on market $149,999 Active 12 DOM
14. 2026-06-02
    days on market $149,999 Active 11 DOM
15. 2026-06-01
    days on market $149,999 Active 10 DOM
16. 2026-05-31
    days on market $149,999 Active 9 DOM
17. 2026-05-30
    days on market $149,999 Active 8 DOM
18. 2026-05-23
    listed $149,999 Active
19. 2004-10-06
    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: $472 · $39/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$2,273/yr (+$189/mo · 481.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $17,698
• − Mortgage interest: −$8,402
• − Property taxes: −$472
• − Insurance: −$750
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,364
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $3,109/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 — 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

• County: Gregg County · 128,826 people
• City population: 103,792
• Metro: Longview, TX
• Population (ZIP): 35,417
• Household income: $73,190
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1465.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% Vietnamese 1%

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: ▼ -199.48%
• Current HPI: 227.957
• Rent YoY: ▲ 1.48%
• 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 events — show timeline

• 2026-05-23 Listed $149,999 FSBO.com
• 2004-10-06 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $472 · +9.5% YoY. Source: county tax records.