3363 Cascades Blvd #217 Blvd · Tyler, TX 75709

$450,000

4 bd · 3.5 ba · 2,502 sqft · SingleFamily public records · 18 Days on market

Built 2007 Est $455k · at est. $602/mo HOA · 13% of rent

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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).

• Cash flow +12.5/30.0
• ARV discount +8.0/15.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Cascades Lake Towers, where comfort, and maintenance-free living combine to create an exceptional lifestyle. Step into a warm and welcoming entry that sets the tone for this beautiful home. Located on the third floor, this 4 bedroom, 3.5 bath, condo with 2502 square feet offers a spacious open-concept design creating the perfect setting for relaxation and entertaining. The kitchen is a chef's delight with stunning granite countertops, an island and a gas stove with multiple burners. Beautiful wood flooring flows throughout the main living spaces, while the bedrooms offer the comfort of plush carpeting with ceramic tile in the bathrooms. The bathrooms feature granite countertops, with th

Key facts

• Open-concept design
• Wood flooring
• Gas stove

Tags

• OPEN-CONCEPT DESIGN
• GRANITE COUNTERTOPS
• GAS STOVE
• WOOD FLOORING
• PLUSH CARPETING
• CERAMIC TILE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly HOA fee approximately $602.17; Community amenities: golf, pool, tennis courts

Exterior

• Parking: 2-car garage
• Utilities: Cable available; Public water and sewer likely (not specifically detailed)
• Home design: Single family detached residence; Single-story
• Construction: Stucco exterior; Tile roof
• Exterior features: Balcony; In-ground pool; Views of Bellwood Lake

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Garbage disposal
• Bedrooms: Bedrooms with walk-in closets
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Vaulted ceilings; Walk-in closets; Pantry

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $426k (5.2% below list).
• Meets the 1% rule at list price ($4k rent vs $450k).
• Recommended offer: $426k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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-, 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: Jones El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 345 students, 92% FRL); Three Lakes Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 873 students, 64% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL).
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 67% 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 $426,478 (5.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $455,364
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3928 Hogan Dr	0.68mi	4/2.5	2,471 (-1%)	6mo	$449,900	$182	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-80,976
• Equity at exit: $67,096

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-79,713
• Equity at exit: $38,908

Cash invested: $126,000 (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 75709

• Home prices YoY: -16.5%
• Active inventory: 90
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$472 /mo · $5,668/yr
• Insurance: −$188
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$602
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-133

Break-even live

Break-even rent $4,669

Max offer price $426,478

Occupancy floor 98%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Wexford Dr Tyler, TX	3.0	2.0	2339	$4,500	$1.92	21d	1	0.42mi

HOA detail

• Monthly dues: $602 · $7,224/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-19
   days on market $450,000 Active 18 DOM
2. 2026-06-18
   days on market $450,000 Active 17 DOM
3. 2026-06-17
   days on market $450,000 Active 16 DOM
4. 2026-06-16
   days on market $450,000 Active 15 DOM
5. 2026-06-15
   days on market $450,000 Active 14 DOM
6. 2026-06-14
   days on market $450,000 Active 12 DOM
7. 2026-06-13
   days on market $450,000 Active 11 DOM
8. 2026-06-10
   days on market $450,000 Active 9 DOM
9. 2026-06-09
   days on market $450,000 Active 8 DOM
10. 2026-06-08
    days on market $450,000 Active 7 DOM
11. 2026-06-07
    days on market $450,000 Active 6 DOM
12. 2026-06-05
    days on market $450,000 Active 3 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $450,000 Active 1 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: $5,668 · $472/mo
• Projected year-2 tax: $8,235 · $686/mo
• Expected delta: +$2,567/yr (+$214/mo · 45.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $54,000
• − Mortgage interest: −$25,207
• − Property taxes: −$5,668
• − Insurance: −$3,048
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$7,224
• − Depreciation: −$13,091
• Taxable loss: −$8,878
• Est. tax savings @ 24.0%: +$2,131
• After-tax cash flow: $533/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
• City population: 127,842
• Population (ZIP): 5,237

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 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 19% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -39.17%
• Current HPI: 197.8711
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-02 Listed $450,000 GTAR
• 2017-06-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2024): $5,668 · +7.4% YoY. Source: county tax records.