2319 Luther St · Tyler, TX 75701

$99,999

4 bd · 1.0 ba · 1,909 sqft · SingleFamily public records · 224 Days on market

Built 1948 9,147 sqft lot $52/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

BRICK HOME! Explore this charming brick home nestled in Tyler, Texas that offer tranquility within a quiet neighborhood. With convenient access to major highways, navigating the city is effortless, allowing you to explore all that this growing Texas town has to offer. Tyler offers numerous parks, museums, and is home to the prestigious University of Texas at Tyler. Plus, with Dallas just under 2 hours away, you'll have easy access to city amenities while enjoying the peaceful ambiance of Tyler. Don't miss out on the opportunity to call this vibrant community home! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Convenient access
• Brick home
• Quiet neighborhood

Tags

• BRICK HOME
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS
• MAJOR HIGHWAYS
• NUMEROUS PARKS
• EASY ACCESS TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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 37% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.05% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.97%
• DSCR: 2.60
• GRM: 4.1

CMA / ARV

• ARV (median comp): $275,093
• List price: $99,999
• Delta: -63.65%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.5%
• Equity multiple: 2.38×
• Total profit: $38,711
• Equity at exit: $14,910

10-year hold

• IRR: 40.0%
• Equity multiple: 4.88×
• Total profit: $108,599
• Equity at exit: $8,646

Cash invested: $28,000 (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 75701

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$524
• Tax from tax record: −$216 /mo · $2,587/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $839

Break-even live

Break-even rent $989

Max offer price $99,999

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1692 Alamo Xing Tyler, TX	4.0	2.0	1610	$2,300	$1.43	13d	1	0.31mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	21d	1	0.35mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	13d	1	0.92mi
3301 Brookside Dr Tyler, TX	4.0	2.0	2328	$2,250	$0.97	13d	1	1.04mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	21d	1	1.06mi
401 Woodland Hills Dr Tyler, TX	3.0	2.5	2612	$3,200	$1.23	43d	1	1.40mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	43d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $99,999 Active 224 DOM
2. 2026-06-18
   days on market $99,999 Active 223 DOM
3. 2026-06-17
   days on market $99,999 Active 222 DOM
4. 2026-06-16
   days on market $99,999 Active 221 DOM
5. 2026-06-15
   days on market $99,999 Active 220 DOM
6. 2026-06-14
   days on market $99,999 Active 218 DOM
7. 2026-06-13
   days on market $99,999 Active 217 DOM
8. 2026-06-10
   days on market $99,999 Active 215 DOM
9. 2026-06-09
   days on market $99,999 Active 214 DOM
10. 2026-06-08
    days on market $99,999 Active 213 DOM
11. 2026-06-07
    days on market $99,999 Active 212 DOM
12. 2026-06-05
    days on market $99,999 Active 209 DOM
13. 2026-06-02
    days on market $99,999 Active 207 DOM
14. 2026-06-01
    days on market $99,999 Active 206 DOM
15. 2026-05-31
    days on market $99,999 Active 205 DOM
16. 2026-05-30
    days on market $99,999 Active 204 DOM
17. 2025-11-07
    listed $99,999 Active 795-char remark

    Show marketing remark (795 chars)

    BRICK HOME! Explore this charming brick home nestled in Tyler, Texas that offer tranquility within a quiet neighborhood. With convenient access to major highways, navigating the city is effortless, allowing you to explore all that this growing Texas town has to offer. Tyler offers numerous parks, museums, and is home to the prestigious University of Texas at Tyler. Plus, with Dallas just under 2 hours away, you'll have easy access to city amenities while enjoying the peaceful ambiance of Tyler. Don't miss out on the opportunity to call this vibrant community home! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $2,587 · $216/mo
• Projected year-2 tax: $2,587 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 63% 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: $24,623
• − Mortgage interest: −$5,601
• − Property taxes: −$2,587
• − Insurance: −$500
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$2,909
• Taxable income: $9,085
• Est. tax owed @ 24.0%: −$2,180
• After-tax cash flow: $7,891/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

1 event — show timeline

• 2025-11-07 Listed $99,999 HARMLS

Property tax history

+9.4%/yr

Latest (2024): $2,587 · +17.1% YoY. Source: county tax records.