6423 Wellington Oak Ave · Tyler, TX 75706

$299,900

3 bd · 2.0 ba · 1,620 sqft · Other · 125 Days on market

Built 2026 $185/sqft · 13% below area Est $344k · 13% under $21/mo HOA · 1% of rent ↓ 3% since listing

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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 +13.2/15.0
• Appreciation +8.4/10.0
• Schools +5.9/10.0
• Cash flow +4.3/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

Key facts

• 2 garage spots
• Built 2026
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-794 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (45.1% below list).
• Recommended offer: $165k (45.1% below list) — sets the bar for 1% rule.

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 $22k of equity ($2k loan paydown + $20k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $164,552 (45.1% 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 125 days. Have you received any prior offers? Is the seller open to a 45% 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. 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. 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?
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: 0.55% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.34%
• DSCR: 0.50
• GRM: 15.2

CMA / ARV

• ARV (median comp): $343,654
• List price: $299,900
• Delta: -12.73%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.58×
• Total profit: $49,013
• Equity at exit: $202,286

10-year hold

• IRR: 9.8%
• Equity multiple: 3.16×
• Total profit: $180,978
• Equity at exit: $379,338

Cash invested: $83,972 (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: 15.2×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$21
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-794

Break-even live

Break-even rent $2,650

Max offer price $185,068

Occupancy floor —

Sensitivity live

Price	-10% $-586	-5% $-690	+0% $-794	+5% $-897	+10% $-1,001
Rent	-10% $-924	-5% $-859	+0% $-794	+5% $-729	+10% $-664
Rate	-1.0pp $-643	-0.5pp $-717	base $-794	+0.5pp $-871	+1.0pp $-950

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2026-06-22
   days on market $299,900 Active 125 DOM
2. 2026-06-19
   days on market $299,900 Active 123 DOM
3. 2026-06-18
   days on market $299,900 Active 122 DOM
4. 2026-06-17
   days on market $299,900 Active 121 DOM
5. 2026-06-16
   days on market $299,900 Active 120 DOM
6. 2026-06-15
   days on market $299,900 Active 119 DOM
7. 2026-06-14
   days on market $299,900 Active 117 DOM
8. 2026-06-13
   days on market $299,900 Active 116 DOM
9. 2026-06-10
   days on market $299,900 Active 114 DOM
10. 2026-06-09
    days on market $299,900 Active 113 DOM
11. 2026-06-08
    days on market $299,900 Active 112 DOM
12. 2026-06-07
    days on market $299,900 Active 111 DOM
13. 2026-06-03
    days on market $299,900 Active 107 DOM
14. 2026-06-02
    days on market $299,900 Active 106 DOM
15. 2026-06-01
    days on market $299,900 Active 105 DOM
16. 2026-05-31
    days on market $299,900 Active 104 DOM
17. 2026-05-30
    days on market $299,900 Active 103 DOM
18. 2026-02-16
    listed $299,900 Active 309-char remark

    Show marketing remark (309 chars)

    This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

19. 2026-01-31
    price $299,900 870-char remark

    Show marketing remark (870 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Our most popular floor plan! This charming 3 bedroom, 2 bath home is known for its intelligent use of space and now features an even more open living area. The large kitchen granite-topped island opens up to your living room to provide a cozy flow throughout the home. Your dining room features the most charming front window you'll ever see, which is accented by your gorgeous front elevation. Featuring large walk-in closets, luxury flooring, and volume ceilings - the 1613 certainly delivers when it comes to affordable luxury. Additional Options Included: Stainless Steel Appliances, A Single Basin Sink it Kitchen, A Decorative Tile Backsplash, and A Walk-In Shower with Tile Walls, Tile Floor & Bench.

20. 2025-11-22
    price $309,900 870-char remark

    Show marketing remark (870 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Our most popular floor plan! This charming 3 bedroom, 2 bath home is known for its intelligent use of space and now features an even more open living area. The large kitchen granite-topped island opens up to your living room to provide a cozy flow throughout the home. Your dining room features the most charming front window you'll ever see, which is accented by your gorgeous front elevation. Featuring large walk-in closets, luxury flooring, and volume ceilings - the 1613 certainly delivers when it comes to affordable luxury. Additional Options Included: Stainless Steel Appliances, A Single Basin Sink it Kitchen, A Decorative Tile Backsplash, and A Walk-In Shower with Tile Walls, Tile Floor & Bench.

21. 2025-10-23
    listed $308,100 Active 870-char remark

    Show marketing remark (870 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! Our most popular floor plan! This charming 3 bedroom, 2 bath home is known for its intelligent use of space and now features an even more open living area. The large kitchen granite-topped island opens up to your living room to provide a cozy flow throughout the home. Your dining room features the most charming front window you'll ever see, which is accented by your gorgeous front elevation. Featuring large walk-in closets, luxury flooring, and volume ceilings - the 1613 certainly delivers when it comes to affordable luxury. Additional Options Included: Stainless Steel Appliances, A Single Basin Sink it Kitchen, A Decorative Tile Backsplash, and A Walk-In Shower with Tile Walls, Tile Floor & Bench.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,746
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$252
• − Depreciation: −$8,724
• Taxable loss: −$15,187
• Est. tax savings @ 24.0%: +$3,645
• After-tax cash flow: $-5,878/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

-2.7% since first listed

4 events — show timeline

• 2026-02-16 Listed $299,900 GTAR
• 2026-01-31 Price Changed $299,900 Zillow
• 2025-11-22 Price Changed $309,900 Zillow
• 2025-10-23 Listed $308,100 Zillow