805 S Glenwood Blvd · Tyler, TX 75701

$129,900

3 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 174 Days on market

Built 1930 Fair condition 7,492 sqft lot $68/sqft · 51% 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 +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAJOR PRICE IMPROVEMENT COME LOOK OR TAKE A SECOND LOOK BEFORE IT IS GONE! Tons of Potential in the Heart of Tyler! Come check out this great opportunity with this 3-bedroom home with 2 full bathrooms. Living room, formal dining and large kitchen plus and enclosed porch area and sunroom. Pretty magnolia tree in the front yard, brick exterior, some original features including hard wood floors and woodwork. Come check it out before it is gone! Sold AS-IS.

Key facts

• Hard wood floors
• Woodwork
• Brick exterior

Tags

• ENCLOSED PORCH AREA
• SUNROOM
• BRICK EXTERIOR
• HARD WOOD FLOORS
• WOODWORK
• MAGNOLIA TREE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $639 ($8k/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 12.2% vs local median 3.5% 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-, crime D+, commute F.
• 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.
• Zoned schools: Peete El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 414 students, 98% FRL); Hogg Middle (math 39% / reading 25%); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL).
• Market conditions: Rents rising (+3.7%/yr); 433 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 35% 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 $898 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.48% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $262,662
• List price: $129,900
• Delta: -50.54%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 S Augusta Ave	0.45mi	3/2.0	1,953 (+2%)	0mo	$275,000	$141	74
917 W Shaw St	0.26mi	3/2.0	1,644 (-14%)	2mo	$149,900	$91	63
319 E 1st St	0.96mi	3/2.0	1,943 (+2%)	0mo	$288,000	$148	61
325 W 4th St	0.78mi	3/2.0	2,058 (+8%)	2mo	$149,900	$73	50
2005 S Talley Ave	0.89mi	3/2.0	2,010 (+5%)	19mo	$200,000	$100	40
735 Donnybrook Ave	0.87mi	2/1.0 (-1)	1,615 (-15%)	0mo	$200,000	$124	31

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.58×
• Total profit: $20,924
• Equity at exit: $19,369

10-year hold

• IRR: 23.5%
• Equity multiple: 3.09×
• Total profit: $75,992
• Equity at exit: $11,231

Cash invested: $36,372 (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: 21 active · 8 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $249,900 ($146/sqft)
• Median days on market: 78 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.7% vs current asking $/sqft

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

ZIP-level market 75701

• Rents YoY: 3.7%
• Active inventory: 433
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$681
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $639

Break-even live

Break-even rent $1,110

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $712	-5% $675	+0% $639	+5% $602	+10% $565
Rent	-10% $487	-5% $563	+0% $639	+5% $714	+10% $790
Rate	-1.0pp $704	-0.5pp $672	base $639	+0.5pp $605	+1.0pp $571

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	70d	1	0.33mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	70d	1	0.44mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	62d	1	0.50mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	93d	1	0.69mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	70d	1	0.69mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	70d	1	0.74mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	62d	1	0.75mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	93d	1	0.75mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	70d	1	0.75mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	93d	1	0.75mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	62d	1	0.80mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	62d	1	0.92mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	93d	1	0.97mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	93d	1	1.01mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	62d	1	1.12mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	93d	1	1.19mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	70d	1	1.19mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	62d	1	1.28mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	93d	1	1.35mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	93d	1	1.43mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	62d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $129,900 Active 174 DOM
2. 2026-08-07
   days on market $129,900 Active 173 DOM
3. 2026-08-06
   days on market $129,900 Active 172 DOM
4. 2026-08-05
   days on market $129,900 Active 171 DOM
5. 2026-08-04
   days on market $129,900 Active 170 DOM
6. 2026-08-03
   days on market $129,900 Active 169 DOM
7. 2026-07-31
   days on market $129,900 Active 166 DOM
8. 2026-07-30
   days on market $129,900 Active 165 DOM
9. 2026-07-29
   days on market $129,900 Active 164 DOM
10. 2026-07-27
    days on market $129,900 Active 162 DOM
11. 2026-07-25
    days on market $129,900 Active 160 DOM
12. 2026-07-23
    days on market $129,900 Active 158 DOM
13. 2026-07-22
    days on market $129,900 Active 157 DOM
14. 2026-07-21
    days on market $129,900 Active 156 DOM
15. 2026-07-18
    days on market $129,900 Active 153 DOM
16. 2026-07-16
    days on market $129,900 Active 151 DOM
17. 2026-07-16
    days on market $129,900 Active 150 DOM
18. 2026-07-14
    days on market $129,900 Active 149 DOM
19. 2026-07-13
    days on market $129,900 Active 148 DOM
20. 2026-07-12
    days on market $129,900 Active 147 DOM
21. 2026-07-11
    days on market $129,900 Active 146 DOM
22. 2026-07-10
    days on market $129,900 Active 145 DOM
23. 2026-07-09
    days on market $129,900 Active 144 DOM
24. 2026-07-08
    days on market $129,900 Active 143 DOM
25. 2026-07-07
    days on market $129,900 Active 142 DOM
26. 2026-07-06
    days on market $129,900 Active 141 DOM
27. 2026-07-05
    days on market $129,900 Active 140 DOM
28. 2026-07-04
    days on market $129,900 Active 139 DOM
29. 2026-07-03
    days on market $129,900 Active 138 DOM
30. 2026-07-02
    days on market $129,900 Active 137 DOM
31. 2026-07-01
    days on market $129,900 Active 136 DOM
32. 2026-06-30
    days on market $129,900 Active 135 DOM
33. 2026-06-29
    days on market $129,900 Active 134 DOM
34. 2026-06-28
    days on market $129,900 Active 133 DOM
35. 2026-06-28
    days on market $129,900 Active 132 DOM
36. 2026-06-27
    days on market $129,900 Active 131 DOM
37. 2026-06-25
    days on market $129,900 Active 129 DOM
38. 2026-06-23
    days on market $129,900 Active 127 DOM
39. 2026-06-22
    days on market $129,900 Active 126 DOM
40. 2026-06-19
    days on market $129,900 Active 124 DOM
41. 2026-06-18
    days on market $129,900 Active 123 DOM
42. 2026-06-17
    days on market $129,900 Active 122 DOM
43. 2026-06-16
    days on market $129,900 Active 121 DOM
44. 2026-06-15
    price $129,900 Active 120 DOM
45. 2026-06-15
    days on market $139,900 Active 120 DOM
46. 2026-06-14
    days on market $139,900 Active 118 DOM
47. 2026-06-13
    days on market $139,900 Active 117 DOM
48. 2026-06-10
    days on market $139,900 Active 115 DOM
49. 2026-06-09
    days on market $139,900 Active 114 DOM
50. 2026-06-08
    days on market $139,900 Active 113 DOM

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$681/yr (+$57/mo · 40.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $23,017
• − Mortgage interest: −$7,276
• − Property taxes: −$1,696
• − Insurance: −$650
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$3,779
• Taxable income: $5,934
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $6,240/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $47,675–$85,815 screening

This home requires moderate renovations, including kitchen and bathroom updates, exterior painting, and HVAC system replacement. These improvements can significantly increase its resale and rental value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear damaged and missing glass
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior walls appear damaged and missing siding

Repairs flagged

• Major kitchen cabinets — severe wear and tear, need replacement
• Major bathroom fixtures — dated and worn, need replacement
• Moderate roof shingles — visible wear, potential for minor leaks
• Minor exterior paint — some wear, potential for repainting
• Major flooring — dated hardwood floors, potential for refinishing or replacement
• Minor interior walls — paint in poor condition, potential for repainting

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's value. ↑
• Resale Bathroom renovation — Upgraded bathrooms with new fixtures and fixtures can significantly increase the home's value. ↑
• Both Exterior painting — Fresh paint can improve the home's curb appeal and increase both resale and rental value. ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Peete El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Hubbard Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Tyler Legacy H S F TX #767/1,632 Nat'l #7,907/17,239

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

B Composite livability gradescore 75/100

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 · 248,890 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: 12% of renters

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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%

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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%

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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

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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

-12.5% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $139,900 NTREIS
• 2026-03-18 Price Changed $154,900 NTREIS
• 2026-02-12 Listed $159,900 NTREIS
• 1985-12-17 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2024): $1,696 · +7.4% YoY. Source: county tax records.