2319 Luther St · Tyler, TX 75701

$99,999

4 bd · 1.0 ba · 1,909 sqft · SingleFamily public records · 274 Days on market

Built 1948 Poor condition 9,147 sqft lot $52/sqft · 63% 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
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +1.0/5.0
• 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. Condition is rated poor.

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 3.5% 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: Woods El (math 54% / reading 51%, grade C-, #720 of 4,322 statewide, top 17%, 756 students, 48% 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; 7 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 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 274 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 274 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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): $272,437
• List price: $99,999
• Delta: -63.29%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 Old Jacksonville	0.84mi	3/2.0 (-1)	1,889 (-1%)	12mo	$239,000	$127	44
3902 Darrell Ln	0.89mi	3/2.0 (-1)	1,916 (+0%)	16mo	$299,500	$156	42
1624 Crockett Dr	0.45mi	3/2.0 (-1)	1,576 (-17%)	14mo	$279,900	$178	34
3505 Cloverdale Dr	0.84mi	3/2.0 (-1)	1,667 (-13%)	2mo	$269,900	$162	34
3107 Brookside Dr	1.06mi	3/2.0 (-1)	2,259 (+18%)	21mo	$350,000	$155	14

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: 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 10 under contract
• Months of supply: 38.0 mo (3%/mo absorbed)
• Median asking: $294,900 ($178/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.9% 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: 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%

Sensitivity live

Price	-10% $896	-5% $868	+0% $839	+5% $811	+10% $783
Rent	-10% $677	-5% $758	+0% $839	+5% $920	+10% $1,001
Rate	-1.0pp $890	-0.5pp $865	base $839	+0.5pp $813	+1.0pp $787

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
• Club membership (one-time): —
• 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	62d	1	0.31mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	70d	1	0.35mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	62d	1	0.92mi
3301 Brookside Dr Tyler, TX	4.0	2.0	2328	$2,250	$0.97	62d	1	1.04mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	70d	1	1.06mi
401 Woodland Hills Dr Tyler, TX	3.0	2.5	2612	$3,200	$1.23	93d	1	1.40mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	93d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $99,999 Active 274 DOM
2. 2026-08-07
   days on market $99,999 Active 273 DOM
3. 2026-08-06
   days on market $99,999 Active 272 DOM
4. 2026-08-05
   days on market $99,999 Active 271 DOM
5. 2026-08-04
   days on market $99,999 Active 270 DOM
6. 2026-08-03
   days on market $99,999 Active 269 DOM
7. 2026-07-31
   days on market $99,999 Active 266 DOM
8. 2026-07-30
   days on market $99,999 Active 265 DOM
9. 2026-07-29
   days on market $99,999 Active 264 DOM
10. 2026-07-27
    days on market $99,999 Active 262 DOM
11. 2026-07-25
    days on market $99,999 Active 260 DOM
12. 2026-07-23
    days on market $99,999 Active 258 DOM
13. 2026-07-22
    days on market $99,999 Active 257 DOM
14. 2026-07-21
    days on market $99,999 Active 256 DOM
15. 2026-07-18
    days on market $99,999 Active 253 DOM
16. 2026-07-16
    days on market $99,999 Active 251 DOM
17. 2026-07-16
    days on market $99,999 Active 250 DOM
18. 2026-07-14
    days on market $99,999 Active 249 DOM
19. 2026-07-13
    days on market $99,999 Active 248 DOM
20. 2026-07-12
    days on market $99,999 Active 247 DOM
21. 2026-07-11
    days on market $99,999 Active 246 DOM
22. 2026-07-10
    days on market $99,999 Active 245 DOM
23. 2026-07-09
    days on market $99,999 Active 244 DOM
24. 2026-07-08
    days on market $99,999 Active 243 DOM
25. 2026-07-07
    days on market $99,999 Active 242 DOM
26. 2026-07-06
    days on market $99,999 Active 241 DOM
27. 2026-07-05
    days on market $99,999 Active 240 DOM
28. 2026-07-04
    days on market $99,999 Active 239 DOM
29. 2026-07-03
    days on market $99,999 Active 238 DOM
30. 2026-07-02
    days on market $99,999 Active 237 DOM
31. 2026-07-01
    days on market $99,999 Active 236 DOM
32. 2026-06-30
    days on market $99,999 Active 235 DOM
33. 2026-06-29
    days on market $99,999 Active 234 DOM
34. 2026-06-28
    days on market $99,999 Active 233 DOM
35. 2026-06-28
    days on market $99,999 Active 232 DOM
36. 2026-06-27
    days on market $99,999 Active 231 DOM
37. 2026-06-25
    days on market $99,999 Active 229 DOM
38. 2026-06-23
    days on market $99,999 Active 227 DOM
39. 2026-06-22
    days on market $99,999 Active 226 DOM
40. 2026-06-19
    days on market $99,999 Active 224 DOM
41. 2026-06-18
    days on market $99,999 Active 223 DOM
42. 2026-06-17
    days on market $99,999 Active 222 DOM
43. 2026-06-16
    days on market $99,999 Active 221 DOM
44. 2026-06-15
    days on market $99,999 Active 220 DOM
45. 2026-06-14
    days on market $99,999 Active 218 DOM
46. 2026-06-13
    days on market $99,999 Active 217 DOM
47. 2026-06-10
    days on market $99,999 Active 215 DOM
48. 2026-06-09
    days on market $99,999 Active 214 DOM
49. 2026-06-08
    days on market $99,999 Active 213 DOM
50. 2026-06-07
    days on market $99,999 Active 212 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: $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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $95,450–$171,810 screening

This home requires extensive repairs and updates to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Windows (windows) — Windows appear to be broken or missing, indicating severe damage.
• Major Electrical (electrical) — Exposed wiring and missing fixtures suggest significant electrical damage.
• Major Plumbing (plumbing) — Significant water damage is evident, with visible mold and structural damage.
• Major Exterior (exterior) — The exterior walls show extensive damage, with missing siding and structural issues.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Debris — Obstructs view and functionality

Value-add opportunities

• Both New flooring — Enhances appearance and functionality ↑
• Both New cabinets and countertops — Improves kitchen functionality and aesthetics ↑
• Both Paint interior walls — Enhances appearance and creates a fresh, inviting space ↑
• Both Replace roof — Ensures structural integrity and protects home ↑
• Both Landscaping and curb appeal — Enhances home's curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 44/100

Zoned Schools

Elementary Woods El C- TX #720/4,322 Nat'l #11,114/41,679 Middle Three Lakes Middle F TX #704/1,662 Nat'l #6,453/14,009 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

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.