13575 Country Vw · Tyler, TX 75706

$329,900

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 31 Days on market

Built 2008 0.50 ac lot $202/sqft · 16% below area Est $392k · 16% under $8/mo HOA

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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 +14.7/15.0
• Appreciation +8.4/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Cash flow +3.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Peaceful country setting come together perfectly in this beautifully maintained home in Country Oak Estates! Situated on a spacious half-acre lot, this beautifully maintained single-story home offers 3 bedrooms, 2 bathrooms, and a thoughtfully designed split floorplan with plenty of room to live and entertain. The inviting living room features high ceilings, detailed trim work, and a cozy brick fireplace that creates a warm focal point for the home. The kitchen is equipped with new matching stainless steel appliances, a gas burner stove, granite countertops, and opens to a large dining area perfect for gatherings. The oversized primary suite features a tray ceiling and private layout opening into an alcove rather than directly into the living room, creating a more secluded retreat. The ensuite bath includes a soaking tub, separate shower, and walk-in closet. Secondary bedrooms share a convenient Jack-and-Jill bath, while built-in desks and custom shelving add both charm and functionality throughout the home. Additional features include crown molding, abundant closet space, floored attic storage, and an oversized garage. Outside, enjoy the covered patio and expansive backyard with endless possibilities for creating the ultimate outdoor living space. The long driveway provides parking for several vehicles. Recent updates include a new HVAC compressor and coil (2025) and new Class 3 architectural shingles (2026). Enjoy a peaceful country feel while still being only minutes from Walmart, Lowe’s, restaurants, and easy access to I-20 for commuting to Tyler, Lindale, Canton, or Dallas. Located in sought-after Lindale ISD! Move-in ready and packed with custom touches, this home truly has it all!

Key facts

• Gas burner stove
• Half-acre lot
• Split floorplan

Tags

• HALF-ACRE LOT
• SPLIT FLOORPLAN
• COZY BRICK FIREPLACE
• NEW STAINLESS STEEL APPLIANCES
• GAS BURNER STOVE
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Property treated as residential single-family; Parcel and lot details available
• HOA & community: Mandatory HOA (Country Oaks Estates HOA); Annual association fee of $100 (includes management fees)

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Aerobic septic; Individual gas meter; Natural gas available; Rural water district service; Outside city limits
• Home design: Single-family residence; One story; Residential property in Country Oaks Estates subdivision; Not attached to other properties
• Construction: Brick construction; Slab foundation; Built in 2008
• Exterior features: Covered patio/porch; Acreage lot (~0.5 acre)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Vented exhaust fan; Granite countertops
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with ensuite, garden tub, built-in cabinets and granite countertops
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Window coverings; One living area; One dining area; Fireplace with brick surround
• Laundry & utility: Laundry room on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-987 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (52.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (50.4% below list).
• Recommended offer: $156k (52.8% below list) — sets the bar for cash-flow.
• Cap rate 2.7% vs local median 3.5% in Tyler — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Velma Penny El (math 67% / reading 67%, grade B+, #199 of 4,322 statewide, top 5%, 541 students, 48% FRL); E J Moss Int (math 66% / reading 59%, grade B+, #128 of 1,662 statewide, top 8%, 981 students, 45% FRL); Lindale H S (math 79% / reading 75%, grade A-, #60 of 1,632 statewide, top 4%, 1,265 students, 38% FRL).
• Market conditions: 110 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (6.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 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, 59% 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 $155,552 (52.8% 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 31 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
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: 0.50% ✗
• Cap rate: 2.70%
• Cash-on-cash: -12.82%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (median comp): $392,462
• List price: $329,900
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12248 Oak Grove Dr	0.66mi	3/2.0	1,825 (+12%)	23mo	$394,500	$216	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $46,639
• Equity at exit: $222,521

10-year hold

• IRR: 9.0%
• Equity multiple: 2.98×
• Total profit: $183,329
• Equity at exit: $417,285

Cash invested: $92,372 (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 →

ZIP-level market 75706

• Home prices YoY: 2.9%
• Active inventory: 110
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$404 /mo · $4,849/yr
• Insurance: −$137
• HOA: −$8
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-987

Break-even live

Break-even rent $2,886

Max offer price $155,552

Occupancy floor —

Sensitivity live

Price	-10% $-800	-5% $-894	+0% $-987	+5% $-1,080	+10% $-1,174
Rent	-10% $-1,116	-5% $-1,052	+0% $-987	+5% $-922	+10% $-858
Rate	-1.0pp $-821	-0.5pp $-903	base $-987	+0.5pp $-1,072	+1.0pp $-1,159

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-15
   status $329,900 Pending 31 DOM
2. 2026-06-15
   days on market $329,900 Active Option Contract 31 DOM
3. 2026-06-14
   days on market $329,900 Active Option Contract 29 DOM
4. 2026-06-13
   days on market $329,900 Active Option Contract 28 DOM
5. 2026-06-10
   days on market $329,900 Active Option Contract 26 DOM
6. 2026-06-09
   days on market $329,900 Active Option Contract 25 DOM
7. 2026-06-08
   days on market $329,900 Active Option Contract 24 DOM
8. 2026-06-07
   days on market $329,900 Active Option Contract 23 DOM
9. 2026-06-03
   statusdays on market $329,900 Active Option Contract 19 DOM

   Show marketing remark (1722 chars)

   Peaceful country setting come together perfectly in this beautifully maintained home in Country Oak Estates! Situated on a spacious half-acre lot, this beautifully maintained single-story home offers 3 bedrooms, 2 bathrooms, and a thoughtfully designed split floorplan with plenty of room to live and entertain. The inviting living room features high ceilings, detailed trim work, and a cozy brick fireplace that creates a warm focal point for the home. The kitchen is equipped with new matching stainless steel appliances, a gas burner stove, granite countertops, and opens to a large dining area perfect for gatherings. The oversized primary suite features a tray ceiling and private layout opening into an alcove rather than directly into the living room, creating a more secluded retreat. The ensuite bath includes a soaking tub, separate shower, and walk-in closet. Secondary bedrooms share a convenient Jack-and-Jill bath, while built-in desks and custom shelving add both charm and functionality throughout the home. Additional features include crown molding, abundant closet space, floored attic storage, and an oversized garage. Outside, enjoy the covered patio and expansive backyard with endless possibilities for creating the ultimate outdoor living space. The long driveway provides parking for several vehicles. Recent updates include a new HVAC compressor and coil (2025) and new Class 3 architectural shingles (2026). Enjoy a peaceful country feel while still being only minutes from Walmart, Lowe’s, restaurants, and easy access to I-20 for commuting to Tyler, Lindale, Canton, or Dallas. Located in sought-after Lindale ISD! Move-in ready and packed with custom touches, this home truly has it all!

10. 2026-06-02
    days on market $329,900 Active 18 DOM
11. 2026-06-01
    days on market $329,900 Active 17 DOM
12. 2026-05-31
    days on market $329,900 Active 16 DOM
13. 2026-05-30
    days on market $329,900 Active 15 DOM
14. 2026-05-16
    listed $329,000 Active 1722-char remark

    Show marketing remark (1722 chars)

    Peaceful country setting come together perfectly in this beautifully maintained home in Country Oak Estates! Situated on a spacious half-acre lot, this beautifully maintained single-story home offers 3 bedrooms, 2 bathrooms, and a thoughtfully designed split floorplan with plenty of room to live and entertain. The inviting living room features high ceilings, detailed trim work, and a cozy brick fireplace that creates a warm focal point for the home. The kitchen is equipped with new matching stainless steel appliances, a gas burner stove, granite countertops, and opens to a large dining area perfect for gatherings. The oversized primary suite features a tray ceiling and private layout opening into an alcove rather than directly into the living room, creating a more secluded retreat. The ensuite bath includes a soaking tub, separate shower, and walk-in closet. Secondary bedrooms share a convenient Jack-and-Jill bath, while built-in desks and custom shelving add both charm and functionality throughout the home. Additional features include crown molding, abundant closet space, floored attic storage, and an oversized garage. Outside, enjoy the covered patio and expansive backyard with endless possibilities for creating the ultimate outdoor living space. The long driveway provides parking for several vehicles. Recent updates include a new HVAC compressor and coil (2025) and new Class 3 architectural shingles (2026). Enjoy a peaceful country feel while still being only minutes from Walmart, Lowe’s, restaurants, and easy access to I-20 for commuting to Tyler, Lindale, Canton, or Dallas. Located in sought-after Lindale ISD! Move-in ready and packed with custom touches, this home truly has it all!

15. 2026-05-15
    listed $329,900 Active 1728-char remark
16. 2022-02-10
    soldstatus

    Show marketing remark (917 chars)

    Country Oak Estates living is here! This home is located in a charming neighborhood located just outside of Tyler but in Lindale ISD. You will love the unique floor plan that offers a large living area open to the kitchen and dining. The oversized master bedroom has plenty of room for all your furniture as well as a master bath you'll love. .. soaker tub, separate shower AND walk in closet. Opposite the master are the other two Jack and Jill bedrooms with custom desk area in the hall as well as custom hall shelving. Did I mention there is another desk space off the living area?! The crown molding in this home just gives it that custom home look and feel to make it stand apart from the rest. The location is super convenient to Interstate 20 for easy commute to Tyler, Lindale Canton or Dallas. This one has it all and is move in ready! Call/TEXT for more information! Special financing options available!

17. 2022-02-10
    soldstatus

    Show marketing remark (917 chars)

    Country Oak Estates living is here! This home is located in a charming neighborhood located just outside of Tyler but in Lindale ISD. You will love the unique floor plan that offers a large living area open to the kitchen and dining. The oversized master bedroom has plenty of room for all your furniture as well as a master bath you'll love. .. soaker tub, separate shower AND walk in closet. Opposite the master are the other two Jack and Jill bedrooms with custom desk area in the hall as well as custom hall shelving. Did I mention there is another desk space off the living area?! The crown molding in this home just gives it that custom home look and feel to make it stand apart from the rest. The location is super convenient to Interstate 20 for easy commute to Tyler, Lindale Canton or Dallas. This one has it all and is move in ready! Call/TEXT for more information! Special financing options available!

18. 2022-02-10
    soldstatus

    Show marketing remark (917 chars)

    Country Oak Estates living is here! This home is located in a charming neighborhood located just outside of Tyler but in Lindale ISD. You will love the unique floor plan that offers a large living area open to the kitchen and dining. The oversized master bedroom has plenty of room for all your furniture as well as a master bath you'll love. .. soaker tub, separate shower AND walk in closet. Opposite the master are the other two Jack and Jill bedrooms with custom desk area in the hall as well as custom hall shelving. Did I mention there is another desk space off the living area?! The crown molding in this home just gives it that custom home look and feel to make it stand apart from the rest. The location is super convenient to Interstate 20 for easy commute to Tyler, Lindale Canton or Dallas. This one has it all and is move in ready! Call/TEXT for more information! Special financing options available!

19. 2022-01-17
    listed $248,900

    Show marketing remark (917 chars)

    Country Oak Estates living is here! This home is located in a charming neighborhood located just outside of Tyler but in Lindale ISD. You will love the unique floor plan that offers a large living area open to the kitchen and dining. The oversized master bedroom has plenty of room for all your furniture as well as a master bath you'll love. .. soaker tub, separate shower AND walk in closet. Opposite the master are the other two Jack and Jill bedrooms with custom desk area in the hall as well as custom hall shelving. Did I mention there is another desk space off the living area?! The crown molding in this home just gives it that custom home look and feel to make it stand apart from the rest. The location is super convenient to Interstate 20 for easy commute to Tyler, Lindale Canton or Dallas. This one has it all and is move in ready! Call/TEXT for more information! Special financing options available!

20. 2022-01-14
    listed $248,900
21. 2016-03-04
    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: $4,849 · $404/mo
• Projected year-2 tax: $6,037 · $503/mo
• Expected delta: +$1,188/yr (+$99/mo · 24.5%)

ⓘ 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 ≥109°F today · 26 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: $19,635
• − Mortgage interest: −$18,480
• − Property taxes: −$4,849
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$96
• − Depreciation: −$9,597
• Taxable loss: −$18,178
• Est. tax savings @ 24.0%: +$4,363
• After-tax cash flow: $-7,481/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 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

• City population: 127,842
• Population (ZIP): 10,975

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 0.63)
• Race & ethnicity: White 43% Hispanic / Latino 40% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 31% Tagalog/Filipino 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: ▲ 6.72%
• Current HPI: 234.9412
• 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

+32.2% since first listed

11 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-06-03 Pending — GTAR
• 2026-06-03 Contingent — NTREIS
• 2026-05-16 Listed $329,000 GTAR
• 2026-05-15 Listed $329,900 NTREIS
• 2022-02-10 Sold (Public Records) — Public Records
• 2022-02-10 Sold (MLS) — LAAR
• 2022-02-10 Sold (MLS) — GTAR
• 2022-01-17 Listed $248,900 GTAR
• 2022-01-14 Listed $248,900 LAAR
• 2016-03-04 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2024): $4,849 · +15.8% YoY. Source: county tax records.