109 Heights Park Dr · Longview, TX 75601

$254,500

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 58 Days on market

Built 1972 0.37 ac lot $156/sqft · 20% below area Est $317k · 20% under

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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 +15.0/15.0
• Cash flow +8.3/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 109 Heights Park Drive. An updated 3-bedroom, 2-bath home in the highly sought-after Hallsville ISD, perfectly situated on over a third of an acre beneath beautiful, mature shade trees that capture that classic East Texas charm. Inside, you’ll find a space that’s been thoughtfully refreshed and truly move-in ready. Luxury vinyl plank flooring flows through the main living areas, complemented by stylish finishes and a warm, inviting feel throughout. The family room is rich with character, featuring a wood tongue-and-groove ceiling and a striking stone wood-burning fireplace, creating the perfect setting for cozy nights in or gathering with the people you love most. The kitchen is light, bright, and beautifully updated with granite countertops, stainless steel appliances, and modern open shelving—blending everyday functionality with a clean, on-trend design. A convenient bar seating area and a dedicated dining space just off the living room complete the layout, making it perfect for both casual meals and entertaining. The layout offers two spacious secondary bedrooms, an updated guest bath, and a comfortable primary suite complete with its own private updated ensuite, giving everyone their own space while still feeling connected. Step outside to an oversized patio overlooking a large, fenced backyard, ideal for entertaining, gardening, play, pets, or simply unwinding and enjoying peaceful East Texas evenings under the trees. Whether you’re a growing family, a busy professional, or ready for a simpler, low-maintenance lifestyle, this home delivers the perfect balance of comfort, style, and value. Great price point. Great location. Great opportunity.

Key facts

• Updated home
• Granite countertops
• 0.37 acre lot

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• WOOD TONGUE-AND-GROOVE CEILING
• STONE WOOD-BURNING FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (21.7% below list).
• Recommended offer: $199k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Market conditions: Rents rising (+3.3%/yr); 153 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 36% 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 58 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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, 57% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,253 (21.7% 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 58 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $316,949
• List price: $254,500
• Delta: -19.70%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Park Dr	0.13mi	3/2.0	1,812 (+11%)	0mo	$249,900	$138	75
3208 Mona Dr	0.58mi	2/2.0 (-1)	1,660 (+2%)	23mo	$244,900	$148	46

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-55,368
• Equity at exit: $37,947

10-year hold

• IRR: -15.9%
• Equity multiple: 0.09×
• Total profit: $-64,586
• Equity at exit: $22,005

Cash invested: $71,260 (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 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 153
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$1,335
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-232

Break-even live

Break-even rent $2,286

Max offer price $213,533

Occupancy floor —

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: $63,625
• Closing costs: $7,635
• 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	13d	1	0.44mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	44d	1	0.44mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	21d	1	0.44mi
3401 E Marshall Ave Longview, TX	1.0–3.0	1.0–2.0	1025	$1,300	$1.27	13d	4	0.80mi
3401 E Marshall Ave Longview, TX	3.0	2.0	1300	$1,300	$1.00	21d	1	0.80mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	13d	1	1.40mi

Listing history 30 events

1. 2026-06-19
   days on market $254,500 Active 58 DOM
2. 2026-06-18
   days on market $254,500 Active 57 DOM
3. 2026-06-17
   days on market $254,500 Active 56 DOM
4. 2026-06-16
   days on market $254,500 Active 55 DOM
5. 2026-06-15
   days on market $254,500 Active 54 DOM
6. 2026-06-14
   days on market $254,500 Active 52 DOM
7. 2026-06-13
   days on market $254,500 Active 51 DOM
8. 2026-06-10
   days on market $254,500 Active 49 DOM
9. 2026-06-09
   days on market $254,500 Active 48 DOM
10. 2026-06-08
    days on market $254,500 Active 47 DOM
11. 2026-06-07
    days on market $254,500 Active 46 DOM
12. 2026-06-05
    days on market $254,500 Active 43 DOM
13. 2026-06-02
    days on market $254,500 Active 41 DOM
14. 2026-06-01
    days on market $254,500 Active 40 DOM
15. 2026-05-31
    days on market $254,500 Active 39 DOM
16. 2026-05-30
    days on market $254,500 Active 38 DOM
17. 2026-04-22
    listed $259,500 Active 1709-char remark

    Show marketing remark (1709 chars)

    Welcome to 109 Heights Park Drive. An updated 3-bedroom, 2-bath home in the highly sought-after Hallsville ISD, perfectly situated on over a third of an acre beneath beautiful, mature shade trees that capture that classic East Texas charm. Inside, you’ll find a space that’s been thoughtfully refreshed and truly move-in ready. Luxury vinyl plank flooring flows through the main living areas, complemented by stylish finishes and a warm, inviting feel throughout. The family room is rich with character, featuring a wood tongue-and-groove ceiling and a striking stone wood-burning fireplace, creating the perfect setting for cozy nights in or gathering with the people you love most. The kitchen is light, bright, and beautifully updated with granite countertops, stainless steel appliances, and modern open shelving—blending everyday functionality with a clean, on-trend design. A convenient bar seating area and a dedicated dining space just off the living room complete the layout, making it perfect for both casual meals and entertaining. The layout offers two spacious secondary bedrooms, an updated guest bath, and a comfortable primary suite complete with its own private updated ensuite, giving everyone their own space while still feeling connected. Step outside to an oversized patio overlooking a large, fenced backyard, ideal for entertaining, gardening, play, pets, or simply unwinding and enjoying peaceful East Texas evenings under the trees. Whether you’re a growing family, a busy professional, or ready for a simpler, low-maintenance lifestyle, this home delivers the perfect balance of comfort, style, and value. Great price point. Great location. Great opportunity.

18. 2022-11-08
    soldstatus
19. 2022-11-07
    soldstatus 966-char remark

    Show marketing remark (966 chars)

    This one? Oh, it?s checking ALL the boxes alright. Quartz countertops, luxury vinyl floors, new HVAC installed in 2020 located in the sought after Hallsville ISD on over a third of an acre with beautiful mature shade trees. .. This home is absolutely perfect for a growing family, a busy professional, a recent empty nester, people who like to entertain, anyone who?s ready to unpack, hang up a few pictures, and live the great East Texas life! The front porch will welcome you and your guests to relax and enjoy the views while the cozy family room offers nice designer touches with a wood tongue and groove ceiling and a wood burning stone fireplace. Head over to the light and bright updated kitchen complete with Quartz counter tops, stainless steel appliances, and open shelving. Step outback and enjoy the over-sized patio with shade cover and a large fenced backyard with fire pit and garden set up - so many options available you won't want to miss this one!

20. 2022-11-07
    soldstatus Closed

    Show marketing remark (966 chars)

    This one? Oh, it?s checking ALL the boxes alright. Quartz countertops, luxury vinyl floors, new HVAC installed in 2020 located in the sought after Hallsville ISD on over a third of an acre with beautiful mature shade trees. .. This home is absolutely perfect for a growing family, a busy professional, a recent empty nester, people who like to entertain, anyone who?s ready to unpack, hang up a few pictures, and live the great East Texas life! The front porch will welcome you and your guests to relax and enjoy the views while the cozy family room offers nice designer touches with a wood tongue and groove ceiling and a wood burning stone fireplace. Head over to the light and bright updated kitchen complete with Quartz counter tops, stainless steel appliances, and open shelving. Step outback and enjoy the over-sized patio with shade cover and a large fenced backyard with fire pit and garden set up - so many options available you won't want to miss this one!

21. 2022-11-07
    soldstatus

    Show marketing remark (966 chars)

    This one? Oh, it?s checking ALL the boxes alright. Quartz countertops, luxury vinyl floors, new HVAC installed in 2020 located in the sought after Hallsville ISD on over a third of an acre with beautiful mature shade trees. .. This home is absolutely perfect for a growing family, a busy professional, a recent empty nester, people who like to entertain, anyone who?s ready to unpack, hang up a few pictures, and live the great East Texas life! The front porch will welcome you and your guests to relax and enjoy the views while the cozy family room offers nice designer touches with a wood tongue and groove ceiling and a wood burning stone fireplace. Head over to the light and bright updated kitchen complete with Quartz counter tops, stainless steel appliances, and open shelving. Step outback and enjoy the over-sized patio with shade cover and a large fenced backyard with fire pit and garden set up - so many options available you won't want to miss this one!

22. 2022-09-06
    historical Active Option Contract
23. 2022-09-05
    listed $230,000
24. 2022-09-01
    listed $230,000 966-char remark

    Show marketing remark (966 chars)

    This one? Oh, it?s checking ALL the boxes alright. Quartz countertops, luxury vinyl floors, new HVAC installed in 2020 located in the sought after Hallsville ISD on over a third of an acre with beautiful mature shade trees. .. This home is absolutely perfect for a growing family, a busy professional, a recent empty nester, people who like to entertain, anyone who?s ready to unpack, hang up a few pictures, and live the great East Texas life! The front porch will welcome you and your guests to relax and enjoy the views while the cozy family room offers nice designer touches with a wood tongue and groove ceiling and a wood burning stone fireplace. Head over to the light and bright updated kitchen complete with Quartz counter tops, stainless steel appliances, and open shelving. Step outback and enjoy the over-sized patio with shade cover and a large fenced backyard with fire pit and garden set up - so many options available you won't want to miss this one!

25. 2022-09-01
    listed $230,000 Active

    Show marketing remark (966 chars)

    This one? Oh, it?s checking ALL the boxes alright. Quartz countertops, luxury vinyl floors, new HVAC installed in 2020 located in the sought after Hallsville ISD on over a third of an acre with beautiful mature shade trees. .. This home is absolutely perfect for a growing family, a busy professional, a recent empty nester, people who like to entertain, anyone who?s ready to unpack, hang up a few pictures, and live the great East Texas life! The front porch will welcome you and your guests to relax and enjoy the views while the cozy family room offers nice designer touches with a wood tongue and groove ceiling and a wood burning stone fireplace. Head over to the light and bright updated kitchen complete with Quartz counter tops, stainless steel appliances, and open shelving. Step outback and enjoy the over-sized patio with shade cover and a large fenced backyard with fire pit and garden set up - so many options available you won't want to miss this one!

26. 2016-10-18
    soldstatus
27. 2016-10-14
    soldstatus
28. 2016-04-06
    listed $145,900
29. 2016-02-16
    soldstatus
30. 1994-08-26
    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: $4,384 · $365/mo
• Projected year-2 tax: $4,657 · $388/mo
• Expected delta: +$273/yr (+$23/mo · 6.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $23,910
• − Mortgage interest: −$14,256
• − Property taxes: −$4,384
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$7,404
• Taxable loss: −$7,231
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-1,047/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 — 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 · 128,826 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: 761.0

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 0.63)
• 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%

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

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

+77.9% since first listed

14 events — show timeline

• 2026-04-22 Listed $259,500 LAAR
• 2022-11-08 Sold (Public Records) — Public Records
• 2022-11-07 Sold (MLS) — GTAR
• 2022-11-07 Sold (MLS) — NTREIS
• 2022-11-07 Sold (MLS) — LAAR
• 2022-09-06 Contingent — NTREIS
• 2022-09-05 Listed $230,000 GTAR
• 2022-09-01 Listed $230,000 NTREIS
• 2022-09-01 Listed $230,000 LAAR
• 2016-10-18 Sold (Public Records) — Public Records
• 2016-10-14 Sold (MLS) — LAAR
• 2016-04-06 Listed $145,900 LAAR
• 2016-02-16 Sold (Public Records) — Public Records
• 1994-08-26 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,384 · +7.1% YoY. Source: county tax records.