3305 Florence · Kilgore, TX 75662

$120,000

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 69 Days on market

Built 1952 0.44 ac lot $92/sqft · 26% below area Est $162k · 26% under ↓ 8% since listing

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Rent growth +4.7/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

Key facts

• Yard for gardening
• Great natural light
• Spacious living area

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS LIVING AREA
• DINING SPACE
• GREAT NATURAL LIGHT
• YARD FOR RELAXING
• YARD FOR GARDENING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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+, amenities F.
• 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.
• Zoned schools: Kilgore Pri (664 students, 82% FRL); Kilgore Middle (math 28% / reading 37%, grade F, #947 of 1,662 statewide, top 58%, 885 students, 75% FRL); Kilgore H S (math 39% / reading 45%, grade F, #730 of 1,632 statewide, top 47%, 1,164 students, 71% FRL) — zoned schools average 76% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 289 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rusk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $162,000
• List price: $120,000
• Delta: -25.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Beckley	0.11mi	2/1.0	1,206 (-7%)	1mo	$162,000	$134	82

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,508
• Equity at exit: $17,892

10-year hold

• IRR: 10.9%
• Equity multiple: 2.07×
• Total profit: $35,908
• Equity at exit: $10,375

Cash invested: $33,600 (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: 289
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$244 /mo · $2,928/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $109

Break-even live

Break-even rent $1,169

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $177	-5% $143	+0% $109	+5% $75	+10% $41
Rent	-10% $6	-5% $58	+0% $109	+5% $161	+10% $212
Rate	-1.0pp $170	-0.5pp $140	base $109	+0.5pp $78	+1.0pp $46

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Harris St Kilgore, TX	2.0	2.0	1500	$1,400	$0.93	15d	1	1.15mi
620 Riverside Dr Kilgore, TX	3.0	2.0	1376	$1,495	$1.09	15d	1	1.24mi

Listing history 6 events

1. 2026-05-12
   price $120,000 721-char remark

   Show marketing remark (721 chars)

   * NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

2. 2026-05-12
   price $120,000 721-char remark

   Show marketing remark (721 chars)

   * NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

3. 2026-03-27
   listed $130,000 Active 721-char remark

   Show marketing remark (721 chars)

   * NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

4. 2026-03-25
   status Active 721-char remark

   Show marketing remark (721 chars)

   * NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

5. 2026-03-03
   status Pending 721-char remark

   Show marketing remark (721 chars)

   * NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

6. 2026-02-27
   listed $130,000 Active 721-char remark

   Show marketing remark (721 chars)

   * NEW PRICE * Charming 2-bedroom, 1-bath home offering 1,302 square feet in Kilgore ISD! This inviting home features original hardwood floors that add timeless character and warmth throughout. The spacious living area flows easily into the dining space, creating a comfortable layout for everyday living or entertaining. Both bedrooms are generously sized with great natural light, and the home offers plenty of charm while still leaving room for your personal touch. Outside, you’ll find a yard perfect for relaxing, gardening, or gatherings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this home is full of potential and classic appeal in a convenient location.

ⓘ 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: $2,928 · $244/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,683
• − Mortgage interest: −$6,722
• − Property taxes: −$2,928
• − Insurance: −$600
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,491
• Taxable loss: −$567
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,446/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

• Census place: Kilgore, TX
• 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 (Rusk County) Hauer SSP2

• Today (2025): 52,498 people
• By 2030: 52,093 · -0.8%
• By 2040: 50,866 · -3.1%
• By 2050: 49,696 · -5.3%
• By 2075: 48,583 · -7.5%
• By 2100: 43,265 · -17.6%

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 · Rusk

• 2024 margin: Solid R (+59.4) · D 20.0% · R 79.4%
• 2008→2024 swing: -13.2pp toward R · 2008: -46.3pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.7 2016: R+56.5 2012: R+51.1 2008: R+46.3

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

-7.7% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $120,000 GTAR
• 2026-05-12 Price Changed $120,000 LAAR
• 2026-03-27 Listed $130,000 GTAR
• 2026-03-25 Relisted — LAAR
• 2026-03-03 Pending — LAAR
• 2026-02-27 Listed $130,000 LAAR

Property tax history

+4.6%/yr

Latest (2025): $2,928 · -3.6% YoY. Source: county tax records.