3135 Rollingwood Dr · Tyler, TX 75701

$189,900

4 bd · 1.5 ba · 1,780 sqft · SingleFamily public records · 4 Days on market

Built 1955 9,148 sqft lot Est $272k · 30% under

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Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• 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

Get ready to move! This 4/2/2 beauty will knock your socks off! Huge living room with french doors. Tastefully redone kitchen with dining area. All new floors and refinished original hardwood floors in bedrooms. Three large bedrooms upstairs with updated bathroom and master suite downstairs with bathroom and laundry room. Fenced in backyard. Located in the newly built Clarkston, Moore ISD. Don't wait to view this one, it's a gorgeous home! Central to elementary and middle schools, University of Texas at Tyler, Tyler Junior College, medical facilities, shopping, restaurants, etc. Welcome Home!

Key facts

• Flexible floor plan
• French drain system
• Split-level layout

Tags

• SPLIT-LEVEL LAYOUT
• FLEXIBLE FLOOR PLAN
• PRIVATE PRIMARY SUITE
• NEWER PRIVACY FENCING
• FRENCH DRAIN SYSTEM

Property features AI

Finance

• Other: Subdivision: TANGLEWOOD

Exterior

• Parking: Concrete parking
• Security: Security system
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family detached residence; Residential property; Brick veneer construction
• Construction: Brick veneer; Composition roof
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Refrigerator; Microwave; Disposal
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Walk-in closets; Security system
• Laundry & utility: Electric water heater; Satellite dish; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.5% 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: Clarkston El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 363 students, 81% FRL); Moore Mst Magnet School (math 46% / reading 39%, grade D-, #553 of 1,662 statewide, top 34%, 1,113 students, 87% 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: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $189,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $272,340
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3212 Timberlane Dr	0.07mi	3/2.0 (-1)	1,716 (-4%)	3mo	$274,000	$160	82
3014 Brentwood Dr	0.16mi	3/2.0 (-1)	1,872 (+5%)	1mo	$234,990	$126	76
3021 Williamsburg Dr	0.37mi	3/2.0 (-1)	1,670 (-6%)	1mo	$225,000	$135	64
2902 Shenandoah Dr	0.46mi	3/2.0 (-1)	1,935 (+9%)	6mo	$249,500	$129	52
3814 Pine Manor Dr	0.54mi	3/2.0 (-1)	1,734 (-3%)	14mo	$265,000	$153	52
2216 Crestwood Dr	0.24mi	3/2.0 (-1)	1,565 (-12%)	14mo	$260,000	$166	50
2911 Meadow Brook Trl	0.51mi	4/2.0	1,610 (-10%)	11mo	$299,000	$186	49

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-16,975
• Equity at exit: $28,315

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $6,797
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$996
• Tax from tax record: −$254 /mo · $3,050/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $196

Break-even live

Break-even rent $1,683

Max offer price $189,900

Occupancy floor 85%

Sensitivity live

Price	-10% $303	-5% $249	+0% $196	+5% $142	+10% $88
Rent	-10% $43	-5% $119	+0% $196	+5% $272	+10% $348
Rate	-1.0pp $291	-0.5pp $244	base $196	+0.5pp $147	+1.0pp $96

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3207 Timberlane Dr Tyler, TX	3.0	2.0	1783	$1,750	$0.98	44d	1	0.11mi
2725 Tanglewood Dr Tyler, TX	3.0	2.0	1956	$1,675	$0.86	14d	1	0.49mi
2804 Old Omen Rd Unit 2804 Tyler, TX	3.0	2.5	2406	$2,850	$1.18	44d	1	0.58mi
2521 Westminster Dr Tyler, TX	3.0	2.5	2400	$1,500	$0.62	44d	1	0.58mi
2531 Westminster Dr Tyler, TX	3.0	2.0	1410	$1,425	$1.01	22d	1	0.59mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	0.87mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	0.96mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	14d	1	0.97mi
2401 Airline Dr Tyler, TX	3.0	2.5	1512	$1,325	$0.88	44d	1	0.99mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	14d	1	1.05mi

Listing history 5 events

1. 2026-06-19
   days on market $189,900 Active 4 DOM
2. 2026-06-18
   days on market $189,900 Active 3 DOM
3. 2026-06-17
   days on market $189,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $189,900 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: $3,050 · $254/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$425/yr (+$35/mo · 13.9%)

ⓘ 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 61% 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: $23,163
• − Mortgage interest: −$10,637
• − Property taxes: −$3,050
• − Insurance: −$950
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,524
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,518/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

+20.6% since first listed

5 events — show timeline

• 2026-06-16 Listed $189,900 GTAR
• 2017-06-23 Sold (Public Records) — Public Records
• 2017-06-20 Sold (MLS) — GTAR
• 2017-04-23 Listed $157,420 GTAR
• 1999-07-15 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2024): $3,050 · -2.0% YoY. Source: county tax records.