1436 Monterey Dr · Longview, TX 75601

$269,999

4 bd · 2.0 ba · 1,582 sqft · SingleFamily · 266 Days on market

Built 2024 Good condition 6,970 sqft lot $171/sqft · 15% below area Est $316k · 15% under $10/mo HOA

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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 +14.1/15.0
• Cash flow +9.3/30.0
• Schools +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Below appraisal and market value and PRICED TO SELL! Opportunities like this in Hallsville Independent School District don’t come often—making it a rare find for buyers looking to maximize value and step into immediate equity. Welcome to this beautiful 4-bedroom, 2-bathroom home located just minutes from everything in Longview and within the highly sought-after Hallsville ISD. Step inside to discover a bright and open floor plan that effortlessly connects the spacious living area, dining space, and kitchen—ideal for both everyday living and entertaining. The living room offers plenty of natural light and an inviting atmosphere, while the kitchen features ample cabinetry, modern finishes, and a functional layout perfect for any home chef. Enjoy brand-new flooring in all bedrooms! Neutral paint tones and flooring throughout provide a warm, welcoming backdrop ready for your personal touch. The generously sized primary suite offers a peaceful retreat with its own private bath, and the additional bedrooms are equally comfortable—perfect for family, guests, or a dedicated home office. Outside, enjoy a large privacy-fenced backyard, offering plenty of room for children, pets, or weekend gatherings. The patio off the kitchen creates the perfect spot for relaxing or grilling out. The attached 2-car garage provides convenience, storage, and additional parking. This home blends style, comfort, and location—just minutes from shopping, dining, and major roadways. Don’t miss the opportunity to make this move-in ready home yours today!

Key facts

• Open floor plan
• 6,970 sq ft lot
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• PRIVACY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.4% below list).
• Recommended offer: $220k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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+, amenities 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: Rents rising (+3.3%/yr); 191 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 40% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($238k) 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.

Recommended offer $220,255 (18.4% 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 266 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (median comp): $316,216
• List price: $269,999
• Delta: -14.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Dale St	2.11mi	3/2.0 (-1)	1,666 (+5%)	3mo	$150,000	$90	49
134 Park Dr	0.47mi	3/2.0 (-1)	1,812 (+14%)	2mo	$249,900	$138	47
1521 Mahlow Dr	1.59mi	3/2.0 (-1)	1,568 (-1%)	14mo	$274,900	$175	46
2104 Sophia Ln	0.87mi	3/2.0 (-1)	1,667 (+5%)	17mo	$299,900	$180	36
2105 Sophia Ln	0.89mi	4/2.0	1,987 (+26%)	6mo	$419,000	$211	35
34 Marguerite Dr	1.83mi	3/2.0 (-1)	1,392 (-12%)	12mo	$157,000	$113	30
3208 Mona Dr	0.76mi	2/2.0 (-2)	1,660 (+5%)	25mo	$244,900	$148	27
2509 Maggie Ln	0.96mi	4/2.0	1,793 (+13%)	39mo	$339,900	$190	23
1802 Limestone Pl	1.32mi	2/2.0 (-2)	1,265 (-20%)	12mo	$190,000	$150	20
2106 Sophia Dr	0.85mi	3/3.0 (-1)	1,743 (+10%)	30mo	$349,900	$201	19
2530 Mayes Ln	1.66mi	2/1.0 (-2)	1,390 (-12%)	15mo	$195,000	$140	19
2001 Boston Dr	1.05mi	3/2.5 (-1)	1,932 (+22%)	28mo	$335,000	$173	13

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-55,640
• Equity at exit: $40,258

10-year hold

• IRR: -13.9%
• Equity multiple: 0.18×
• Total profit: $-61,713
• Equity at exit: $23,345

Cash invested: $75,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 7 under contract
• Months of supply: 102.0 mo (1%/mo absorbed)
• Median asking: $289,990 ($177/sqft)
• Median days on market: 64 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +13.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 191
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$400 /mo · $4,795/yr
• Insurance: −$112
• HOA: −$10
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-198

Break-even live

Break-even rent $2,453

Max offer price $235,022

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-122	+0% $-198	+5% $-274	+10% $-351
Rent	-10% $-372	-5% $-285	+0% $-198	+5% $-111	+10% $-24
Rate	-1.0pp $-62	-0.5pp $-129	base $-198	+0.5pp $-268	+1.0pp $-339

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: $67,500
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Mesa Dr Longview, TX	4.0	2.0	1582	$2,400	$1.52	62d	1	0.09mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	70d	1	0.09mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	93d	1	0.09mi
3401 E Marshall Ave Longview, TX	3.0	2.0	1300	$1,300	$1.00	70d	1	1.05mi
3401 E Marshall Ave Longview, TX	1.0–3.0	1.0–2.0	1025	$1,300	$1.27	62d	4	1.05mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	62d	1	1.19mi

Listing history 7 events

1. 2026-04-27
   price $269,999 1584-char remark

   Show marketing remark (1584 chars)

   Below appraisal and market value and PRICED TO SELL! Opportunities like this in Hallsville Independent School District don’t come often—making it a rare find for buyers looking to maximize value and step into immediate equity. Welcome to this beautiful 4-bedroom, 2-bathroom home located just minutes from everything in Longview and within the highly sought-after Hallsville ISD. Step inside to discover a bright and open floor plan that effortlessly connects the spacious living area, dining space, and kitchen—ideal for both everyday living and entertaining. The living room offers plenty of natural light and an inviting atmosphere, while the kitchen features ample cabinetry, modern finishes, and a functional layout perfect for any home chef. Enjoy brand-new flooring in all bedrooms! Neutral paint tones and flooring throughout provide a warm, welcoming backdrop ready for your personal touch. The generously sized primary suite offers a peaceful retreat with its own private bath, and the additional bedrooms are equally comfortable—perfect for family, guests, or a dedicated home office. Outside, enjoy a large privacy-fenced backyard, offering plenty of room for children, pets, or weekend gatherings. The patio off the kitchen creates the perfect spot for relaxing or grilling out. The attached 2-car garage provides convenience, storage, and additional parking. This home blends style, comfort, and location—just minutes from shopping, dining, and major roadways. Don’t miss the opportunity to make this move-in ready home yours today!

2. 2025-12-08
   price $272,500 1584-char remark

   Show marketing remark (1584 chars)

   Below appraisal and market value and PRICED TO SELL! Opportunities like this in Hallsville Independent School District don’t come often—making it a rare find for buyers looking to maximize value and step into immediate equity. Welcome to this beautiful 4-bedroom, 2-bathroom home located just minutes from everything in Longview and within the highly sought-after Hallsville ISD. Step inside to discover a bright and open floor plan that effortlessly connects the spacious living area, dining space, and kitchen—ideal for both everyday living and entertaining. The living room offers plenty of natural light and an inviting atmosphere, while the kitchen features ample cabinetry, modern finishes, and a functional layout perfect for any home chef. Enjoy brand-new flooring in all bedrooms! Neutral paint tones and flooring throughout provide a warm, welcoming backdrop ready for your personal touch. The generously sized primary suite offers a peaceful retreat with its own private bath, and the additional bedrooms are equally comfortable—perfect for family, guests, or a dedicated home office. Outside, enjoy a large privacy-fenced backyard, offering plenty of room for children, pets, or weekend gatherings. The patio off the kitchen creates the perfect spot for relaxing or grilling out. The attached 2-car garage provides convenience, storage, and additional parking. This home blends style, comfort, and location—just minutes from shopping, dining, and major roadways. Don’t miss the opportunity to make this move-in ready home yours today!

3. 2025-11-07
   price $274,999 1584-char remark

   Show marketing remark (1584 chars)

   Below appraisal and market value and PRICED TO SELL! Opportunities like this in Hallsville Independent School District don’t come often—making it a rare find for buyers looking to maximize value and step into immediate equity. Welcome to this beautiful 4-bedroom, 2-bathroom home located just minutes from everything in Longview and within the highly sought-after Hallsville ISD. Step inside to discover a bright and open floor plan that effortlessly connects the spacious living area, dining space, and kitchen—ideal for both everyday living and entertaining. The living room offers plenty of natural light and an inviting atmosphere, while the kitchen features ample cabinetry, modern finishes, and a functional layout perfect for any home chef. Enjoy brand-new flooring in all bedrooms! Neutral paint tones and flooring throughout provide a warm, welcoming backdrop ready for your personal touch. The generously sized primary suite offers a peaceful retreat with its own private bath, and the additional bedrooms are equally comfortable—perfect for family, guests, or a dedicated home office. Outside, enjoy a large privacy-fenced backyard, offering plenty of room for children, pets, or weekend gatherings. The patio off the kitchen creates the perfect spot for relaxing or grilling out. The attached 2-car garage provides convenience, storage, and additional parking. This home blends style, comfort, and location—just minutes from shopping, dining, and major roadways. Don’t miss the opportunity to make this move-in ready home yours today!

4. 2025-09-03
   listed $279,900 Active 1584-char remark

   Show marketing remark (1584 chars)

   Below appraisal and market value and PRICED TO SELL! Opportunities like this in Hallsville Independent School District don’t come often—making it a rare find for buyers looking to maximize value and step into immediate equity. Welcome to this beautiful 4-bedroom, 2-bathroom home located just minutes from everything in Longview and within the highly sought-after Hallsville ISD. Step inside to discover a bright and open floor plan that effortlessly connects the spacious living area, dining space, and kitchen—ideal for both everyday living and entertaining. The living room offers plenty of natural light and an inviting atmosphere, while the kitchen features ample cabinetry, modern finishes, and a functional layout perfect for any home chef. Enjoy brand-new flooring in all bedrooms! Neutral paint tones and flooring throughout provide a warm, welcoming backdrop ready for your personal touch. The generously sized primary suite offers a peaceful retreat with its own private bath, and the additional bedrooms are equally comfortable—perfect for family, guests, or a dedicated home office. Outside, enjoy a large privacy-fenced backyard, offering plenty of room for children, pets, or weekend gatherings. The patio off the kitchen creates the perfect spot for relaxing or grilling out. The attached 2-car garage provides convenience, storage, and additional parking. This home blends style, comfort, and location—just minutes from shopping, dining, and major roadways. Don’t miss the opportunity to make this move-in ready home yours today!

5. 2024-03-13
   soldstatus Closed 775-char remark

   Show marketing remark (775 chars)

   Move-in by Mid March! This energy efficient brick and Hardie-plank home features an open floor plan, landscaping, and a concrete walkway. No detail is missed in this affordable home with trendy color selections, granite kitchen counters, sleek appliances, designer lighting, raised 9' ceilings, easy-clean tilt sash windows, Smart Home features throughout, digital sprinkler system, full sod, and fence! Rest well in your new home knowing it's built with a solid post-tension slab that comes with a 6-year builder warranty! Mission Creek offers a true sense of community with an annual neighborhood Christmas party, underground utilities, and lighted streets. It is located just a half mile from the new Hallsville elementary school and only 2.5 miles from Longview shopping!

6. 2024-02-19
   status Pending 775-char remark

   Show marketing remark (775 chars)

   Move-in by Mid March! This energy efficient brick and Hardie-plank home features an open floor plan, landscaping, and a concrete walkway. No detail is missed in this affordable home with trendy color selections, granite kitchen counters, sleek appliances, designer lighting, raised 9' ceilings, easy-clean tilt sash windows, Smart Home features throughout, digital sprinkler system, full sod, and fence! Rest well in your new home knowing it's built with a solid post-tension slab that comes with a 6-year builder warranty! Mission Creek offers a true sense of community with an annual neighborhood Christmas party, underground utilities, and lighted streets. It is located just a half mile from the new Hallsville elementary school and only 2.5 miles from Longview shopping!

7. 2024-02-16
   listed $264,990 Active 775-char remark

   Show marketing remark (775 chars)

   Move-in by Mid March! This energy efficient brick and Hardie-plank home features an open floor plan, landscaping, and a concrete walkway. No detail is missed in this affordable home with trendy color selections, granite kitchen counters, sleek appliances, designer lighting, raised 9' ceilings, easy-clean tilt sash windows, Smart Home features throughout, digital sprinkler system, full sod, and fence! Rest well in your new home knowing it's built with a solid post-tension slab that comes with a 6-year builder warranty! Mission Creek offers a true sense of community with an annual neighborhood Christmas party, underground utilities, and lighted streets. It is located just a half mile from the new Hallsville elementary school and only 2.5 miles from Longview shopping!

ⓘ 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: $4,795 · $400/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$146/yr (+$12/mo · 3.0%)

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

Taxation est. · year 1

• Rental income: $26,431
• − Mortgage interest: −$15,124
• − Property taxes: −$4,795
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$120
• − Depreciation: −$7,855
• Taxable loss: −$7,042
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-686/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,910–$23,730 screening

This move-in-ready home in Longview, TX, offers a good condition with a good condition score of 80. It's located in the highly sought-after Hallsville ISD and is priced to sell. The home features a bright and open floor plan with modern appliances and a good condition exterior. The property has a good condition roof and flooring, and the interior walls and paint are in good condition. The home is in need of some landscaping and window treatments to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

High Hallsville H S B TX #150/1,632 Nat'l #2,439/17,239

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

B Composite livability gradescore 73/100

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 · 68,691 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: 6% of renters

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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%

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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%

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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

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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

+1.9% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $269,999 LAAR
• 2025-12-08 Price Changed $272,500 LAAR
• 2025-11-07 Price Changed $274,999 LAAR
• 2025-09-03 Listed $279,900 LAAR
• 2024-03-13 Sold (MLS) — LAAR
• 2024-02-19 Pending — LAAR
• 2024-02-16 Listed $264,990 LAAR

Property tax history

+197.1%/yr

Latest (2025): $4,795 · +9.9% YoY. Source: county tax records.