209 Miles St · Longview, TX 75605

$170,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 3 Days on market

Built 1966 0.30 ac lot $132/sqft · 29% below area Est $238k · 29% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.5/10.0
• 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 MLS

Welcome to this charming 3-bedroom, 2-bath home offering 1,290 square feet of comfortable living space with a 2-car carport in Longview. With thoughtful updates including new flooring, fresh paint, and more, this home is move-in ready and full of character. As you arrive, you’re greeted by a large front yard and a long driveway that provides plenty of parking space. Step inside to a nicely sized living room featuring a beautiful fireplace and unique details that create a warm and inviting atmosphere. The kitchen and dining area offer a functional layout with ample cabinet storage and generous counter space, making it easy to cook, gather, and entertain. Each bedroom and bathroom is comfortably sized, showcasing their own touches of character along with plenty of storage and counter space. The primary suite is spacious and includes a well-designed bathroom with everything you need for everyday comfort. Step outside to a very large backyard—perfect for outdoor activities, pets, or entertaining. With its updates, charm, and spacious outdoor area, this home is a great opportunity in Longview.

Key facts

• Large front yard
• Very large backyard
• Long driveway

Tags

• LARGE FRONT YARD
• LONG DRIVEWAY
• AMPLE CABINET STORAGE
• GENEROUS COUNTER SPACE
• WELL-DESIGNED BATHROOM
• VERY LARGE BACKYARD

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Brick veneer construction; Composition roof; Home warranty included
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Gas oven; Gas range; Gas water heater; Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.7% 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.
• 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.
• Zoned schools: Longview H S (math 61% / reading 52%, grade C, #357 of 1,632 statewide, top 22%, 2,170 students, 82% FRL, charter) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 310 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 193 units permitted in Gregg County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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, 51% 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 $170,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $237,789
• List price: $170,000
• Delta: -28.51%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-8,314
• Equity at exit: $25,348

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $9,733
• Equity at exit: $14,698

Cash invested: $47,600 (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 75605

• Rents YoY: 1.5%
• Active inventory: 310
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $347

Break-even live

Break-even rent $1,509

Max offer price $170,000

Occupancy floor 77%

Sensitivity live

Price	-10% $444	-5% $396	+0% $347	+5% $299	+10% $251
Rent	-10% $193	-5% $270	+0% $347	+5% $424	+10% $501
Rate	-1.0pp $433	-0.5pp $391	base $347	+0.5pp $303	+1.0pp $259

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Cordoba Trl Longview, TX	3.0	2.0	1668	$2,200	$1.32	13d	1	0.39mi
301 W Hawkins Pkwy Longview, TX	1.0–2.0	1.0–2.0	691	$2,200	$3.18	13d	5	1.18mi
3637 US Highway 259 Longview, TX	1.0–2.0	1.0–2.0	965	$1,700	$1.76	13d	7	1.27mi
3623 McCann Rd Longview, TX	1.0–3.0	1.0–2.0	990	$2,500	$2.52	13d	7	1.30mi

Listing history 5 events

1. 2026-05-16
   status Pending 1117-char remark
2. 2026-05-13
   listed $170,000 Active 1117-char remark

   Show marketing remark (1117 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering 1,290 square feet of comfortable living space with a 2-car carport in Longview. With thoughtful updates including new flooring, fresh paint, and more, this home is move-in ready and full of character. As you arrive, you’re greeted by a large front yard and a long driveway that provides plenty of parking space. Step inside to a nicely sized living room featuring a beautiful fireplace and unique details that create a warm and inviting atmosphere. The kitchen and dining area offer a functional layout with ample cabinet storage and generous counter space, making it easy to cook, gather, and entertain. Each bedroom and bathroom is comfortably sized, showcasing their own touches of character along with plenty of storage and counter space. The primary suite is spacious and includes a well-designed bathroom with everything you need for everyday comfort. Step outside to a very large backyard—perfect for outdoor activities, pets, or entertaining. With its updates, charm, and spacious outdoor area, this home is a great opportunity in Longview.

3. 2026-05-13
   listed $170,000 Active 1117-char remark

   Show marketing remark (1117 chars)

   Welcome to this charming 3-bedroom, 2-bath home offering 1,290 square feet of comfortable living space with a 2-car carport in Longview. With thoughtful updates including new flooring, fresh paint, and more, this home is move-in ready and full of character. As you arrive, you’re greeted by a large front yard and a long driveway that provides plenty of parking space. Step inside to a nicely sized living room featuring a beautiful fireplace and unique details that create a warm and inviting atmosphere. The kitchen and dining area offer a functional layout with ample cabinet storage and generous counter space, making it easy to cook, gather, and entertain. Each bedroom and bathroom is comfortably sized, showcasing their own touches of character along with plenty of storage and counter space. The primary suite is spacious and includes a well-designed bathroom with everything you need for everyday comfort. Step outside to a very large backyard—perfect for outdoor activities, pets, or entertaining. With its updates, charm, and spacious outdoor area, this home is a great opportunity in Longview.

4. 2022-07-21
   soldstatus

   Show marketing remark (241 chars)

   Buyers, here it is in the Judson area and ready for your remodeling touches. Home seems to be solid and has a new roof. 3/2/2, split bedroom arrangement, double side entry carport and sits on two lots with a work shop. Come make it your own.

5. 2022-06-18
   listed $120,000

   Show marketing remark (241 chars)

   Buyers, here it is in the Judson area and ready for your remodeling touches. Home seems to be solid and has a new roof. 3/2/2, split bedroom arrangement, double side entry carport and sits on two lots with a work shop. Come make it your own.

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$352/yr (+$29/mo · 12.8%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $23,388
• − Mortgage interest: −$9,523
• − Property taxes: −$2,759
• − Insurance: −$850
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,945
• Taxable income: $1,569
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $3,793/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

• Census place: Longview, TX
• 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

+41.7% since first listed

8 events — show timeline

• 2026-06-02 Sold (MLS) — GTAR
• 2026-06-02 Sold (MLS) — LAAR
• 2026-05-22 Pending — LAAR
• 2026-05-16 Pending — GTAR
• 2026-05-13 Listed $170,000 LAAR
• 2026-05-13 Listed $170,000 GTAR
• 2022-07-21 Sold (MLS) — LAAR
• 2022-06-18 Listed $120,000 LAAR

Property tax history

+2.2%/yr

Latest (2025): $2,759 · +1.8% YoY. Source: county tax records.