10471 Sunny Meadows Blvd · Tyler, TX 75708

$44,000

1 bd · 1.0 ba · 480 sqft · Manufactured · 47 Days on market

Built 2026 Good condition $595/mo HOA · 63% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Embrace minimalist living in this thoughtfully designed 1-bedroom, 1-bath home nestled in a quiet community just outside of Tyler, Texas. Created for simplicity and ease, this low-maintenance property offers a streamlined layout where every inch is intentionally used. Enjoy slow mornings on the covered front porch and the convenience of a private parking area. Inside, the open-concept kitchen features ample cabinetry, full-size appliances, and generous counter space, flowing effortlessly into a bright, comfortable living area. Designed to support a clutter-free lifestyle without sacrificing comfort, this move-in ready home is the perfect blend of efficiency, functionality, and peaceful livi

Key facts

• Covered front porch
• Private parking area
• Ample cabinetry

Tags

• COVERED FRONT PORCH
• PRIVATE PARKING AREA
• OPEN-CONCEPT KITCHEN
• AMPLE CABINETRY
• FULL-SIZE APPLIANCES
• GENEROUS COUNTER SPACE

Property features AI

Finance

• Other: Active listing, list price $44,000
• HOA & community: Association fee of 595

Exterior

• Utilities: Electric heating and central air
• Home design: Spec inventory — Tiny Singlewide plan
• Exterior features: Living area of 480 (interior size)

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $44k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $22k (50.1% below list).
• Meets the 1% rule at list price ($945 rent vs $44k).
• Recommended offer: $22k (50.1% below list) — sets the bar for cash-flow.
• Cap rate 2.1% 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.
• Winona ISD (rural): math 32% / reading 35% proficiency, ranked #539 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winona El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 565 students, 90% FRL); Winona Middle (math 42% / reading 41%, grade F, #595 of 1,662 statewide, top 37%, 251 students, 87% FRL); Winona H S (math 42% / reading 42%, grade F, #730 of 1,632 statewide, top 47%, 288 students, 80% FRL) — zoned schools average 86% FRL vs 56% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 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 $2k of equity ($304 loan paydown + $2k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 63% of rent.
• Climate carrying-cost: moderate flood risk; major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,939 (50.1% 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 47 days. Have you received any prior offers? Is the seller open to a 50% 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: 2.15% ✓
• Cap rate: 2.13%
• Cash-on-cash: -14.85%
• DSCR: 0.34
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $722
• Equity at exit: $24,839

10-year hold

• IRR: 4.8%
• Equity multiple: 1.92×
• Total profit: $11,353
• Equity at exit: $42,790

Cash invested: $12,320 (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 75708

• Home prices YoY: 2.4%
• Active inventory: 67
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$595
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-152

Break-even live

Break-even rent $1,138

Max offer price $21,939

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-137	+0% $-152	+5% $-168	+10% $-183
Rent	-10% $-227	-5% $-190	+0% $-152	+5% $-115	+10% $-78
Rate	-1.0pp $-130	-0.5pp $-141	base $-152	+0.5pp $-164	+1.0pp $-175

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $595 · $7,140/yr

Listing history 17 events

1. 2026-06-22
   days on market $44,000 Active 47 DOM
2. 2026-06-19
   days on market $44,000 Active 45 DOM
3. 2026-06-18
   days on market $44,000 Active 44 DOM
4. 2026-06-17
   days on market $44,000 Active 43 DOM
5. 2026-06-16
   days on market $44,000 Active 42 DOM
6. 2026-06-15
   days on market $44,000 Active 41 DOM
7. 2026-06-14
   days on market $44,000 Active 39 DOM
8. 2026-06-13
   days on market $44,000 Active 38 DOM
9. 2026-06-10
   days on market $44,000 Active 36 DOM
10. 2026-06-09
    days on market $44,000 Active 35 DOM
11. 2026-06-08
    days on market $44,000 Active 34 DOM
12. 2026-06-07
    days on market $44,000 Active 33 DOM
13. 2026-06-02
    days on market $44,000 Active 28 DOM
14. 2026-06-01
    days on market $44,000 Active 27 DOM
15. 2026-05-31
    days on market $44,000 Active 26 DOM
16. 2026-05-30
    days on market $44,000 Active 25 DOM
17. 2026-05-06
    listed $44,000 Active 732-char remark

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 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: $11,341
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$907
• − Management: −$907
• − HOA: −$7,140
• − Depreciation: −$1,280
• Taxable loss: −$2,238
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $-1,292/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 · 8 photos

Good 75/100 Cosmetic rehab

This move-in ready, 1-bedroom, 1-bath home in Tyler, Texas, offers a clean and well-maintained interior with good curb appeal. Minor updates to the exterior and interior could significantly enhance its value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Replace the kitchen faucet — A new faucet can improve functionality and aesthetics, boosting both resale and rental appeal.
• Both Install new window treatments — New curtains or blinds can enhance the home's curb appeal and make it more inviting for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the kitchen faucet — A new faucet can improve functionality and aesthetics, boosting both resale and rental appeal. ↑
• Both Install new window treatments — New curtains or blinds can enhance the home's curb appeal and make it more inviting for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Winona ISD
• NCES district ID: 4846230
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $48,761
• Composite: 28.98/100
• National rank: #6624
• State rank: #539 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): 10,001

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 39% Two or more races 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Danish 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 37% Vietnamese 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: ▲ 4.96%
• Current HPI: 216.4494
• 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