2712 Flint St · Tyler, TX 75701

$130,000

4 bd · 1.0 ba · 1,563 sqft · SingleFamily public records · 333 Days on market

Built 1950 0.29 ac lot $83/sqft · 42% below area ↓ 13% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

tLooking for an investment opportunity? This is it. Four beedrooms, two baths with lots of potential.

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.6% in Tyler — 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 75/100 on livability (#147 in TX, #4,181 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime D+.
• Tyler ISD (urban): math 39% / reading 38% proficiency, ranked #449 of 826 in TX (top 54%) — 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 (+3.7%/yr); 327 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 32% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.36% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (median comp): $299,467
• List price: $130,000
• Delta: -56.59%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $14,911
• Equity at exit: $19,383

10-year hold

• IRR: 19.9%
• Equity multiple: 2.72×
• Total profit: $62,689
• Equity at exit: $11,240

Cash invested: $36,400 (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 75701

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$682
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $546

Break-even live

Break-even rent $1,074

Max offer price $130,000

Occupancy floor 64%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Walton Rd Tyler, TX	1.0–3.0	1.0–2.0	958	$1,366	$1.43	13d	5	0.45mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	21d	1	0.55mi
1692 Alamo Xing Tyler, TX	4.0	2.0	1610	$2,300	$1.43	13d	1	0.86mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	13d	1	1.24mi
1215 S Lenox St Tyler, TX	3.0	2.0	1090	$1,264	$1.16	43d	1	1.24mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	21d	1	1.37mi
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	43d	1	1.49mi

Listing history 22 events

1. 2026-06-19
   days on market $130,000 Active 333 DOM
2. 2026-06-18
   days on market $130,000 Active 332 DOM
3. 2026-06-17
   days on market $130,000 Active 331 DOM
4. 2026-06-16
   days on market $130,000 Active 330 DOM
5. 2026-06-15
   days on market $130,000 Active 329 DOM
6. 2026-06-14
   days on market $130,000 Active 327 DOM
7. 2026-06-13
   days on market $130,000 Active 326 DOM
8. 2026-06-10
   days on market $130,000 Active 324 DOM
9. 2026-06-09
   days on market $130,000 Active 323 DOM
10. 2026-06-08
    days on market $130,000 Active 322 DOM
11. 2026-06-07
    days on market $130,000 Active 321 DOM
12. 2026-06-05
    days on market $130,000 Active 318 DOM
13. 2026-06-02
    days on market $130,000 Active 316 DOM
14. 2026-06-01
    days on market $130,000 Active 315 DOM
15. 2026-05-31
    days on market $130,000 Active 314 DOM
16. 2026-05-30
    days on market $130,000 Active 313 DOM
17. 2026-03-31
    price $130,000 102-char remark

    Show marketing remark (102 chars)

    tLooking for an investment opportunity? This is it. Four beedrooms, two baths with lots of potential.

18. 2026-01-20
    price $132,500 102-char remark

    Show marketing remark (102 chars)

    tLooking for an investment opportunity? This is it. Four beedrooms, two baths with lots of potential.

19. 2025-09-29
    price $135,000 102-char remark

    Show marketing remark (102 chars)

    tLooking for an investment opportunity? This is it. Four beedrooms, two baths with lots of potential.

20. 2025-08-23
    price $140,000 102-char remark

    Show marketing remark (102 chars)

    tLooking for an investment opportunity? This is it. Four beedrooms, two baths with lots of potential.

21. 2025-07-21
    listed $150,000 Active 102-char remark

    Show marketing remark (102 chars)

    tLooking for an investment opportunity? This is it. Four beedrooms, two baths with lots of potential.

22. 2000-07-25
    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: $1,355 · $113/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,024/yr (+$85/mo · 75.6%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,193
• − Mortgage interest: −$7,282
• − Property taxes: −$1,355
• − Insurance: −$650
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,782
• Taxable income: $4,733
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $5,421/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: Tyler ISD
• NCES district ID: 4843470
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,090
• Composite: 32.69/100
• National rank: #5650
• State rank: #449 of 826 in TX

Livability — Tyler

• Score: 75/100
• State rank: #147
• US rank: #4181

Category grades

Amenities C+ Commute F Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyler, TX
• County: Smith County · 180,570 people
• City population: 127,842
• Metro: Tyler, TX
• Population (ZIP): 36,344
• Household income: $66,401
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1116.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.78%
• Current HPI: 207.238
• Rent YoY: ▲ 3.66%
• Metro: Tyler, 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

-13.3% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $130,000 NTREIS
• 2026-01-20 Price Changed $132,500 NTREIS
• 2025-09-29 Price Changed $135,000 NTREIS
• 2025-08-23 Price Changed $140,000 NTREIS
• 2025-07-21 Listed $150,000 NTREIS
• 2000-07-25 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2024): $1,355 · +7.4% YoY. Source: county tax records.