1908/1910 Donnybrook Ave · Tyler, TX 75701

$224,900

4 bd · 2.0 ba · 1,352 sqft · MultiFamily public records · 9 Days on market

Built 1948

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Take a look at this conveniently located duplex within walking distance of the Bergfeld Shopping Center. Each side has a living room, dining room, kitchen, bath, and one bedroom. One side of duplex is currently leased. According to the City of Typer Planning and Zoning Department, this duplex is part of the Donnybrook Duplex Residential Historic District. A detached garage in the back is shared by the tenants. Buyer to verify zoning, square footage and school districts. This property is to be sold "AS-IS. "

Key facts

• Built 1948
• Listed 9 days

Property features AI

Finance

• Financial info: Annual tax amount: $3,620

Exterior

• Home design: Residential income property (duplex); Zoned Residential Townhouse
• Exterior features: Located in the Long Acres subdivision; Directions: From downtown Tyler, take Broadway south for 1.4 miles, turn left on 5th St., turn right onto Donnybrook; property will be on the left

Interior

• Heating & cooling: Central Air; Heat Pump
• Interior features: Central air conditioning; Heat pump heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive. Per door: $136/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (0.8% below list).
• Recommended offer: $223k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Woods El (math 54% / reading 51%, grade C-, #720 of 4,322 statewide, top 17%, 756 students, 48% FRL); Hubbard Middle (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 869 students, 62% 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; 24 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $223,000 (0.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-17,671
• Equity at exit: $33,533

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $13,049
• Equity at exit: $19,445

Cash invested: $62,972 (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 75701

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $271

Break-even live

Break-even rent $1,886

Max offer price $224,900

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,230
Total (2 units)			$2,230

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	43d	1	0.34mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	0.64mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	13d	14	0.64mi
420 E Dodge St Tyler, TX	3.0	2.0	940	$950	$1.01	13d	1	0.66mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	13d	1	0.66mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	13d	1	0.67mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	0.70mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	0.86mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	0.86mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	13d	1	0.88mi
117 Ridgecrest Dr Tyler, TX	3.0	2.0	1571	$2,150	$1.37	43d	1	0.91mi
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	13d	1	0.96mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	21d	1	1.00mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	43d	1	1.04mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	21d	1	1.08mi
1421 E Idel St Tyler, TX	3.0	1.5	1080	$1,300	$1.20	13d	1	1.13mi
811 S Mahon Ave Tyler, TX	3.0	2.0	1761	$1,900	$1.08	43d	1	1.13mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	13d	1	1.14mi
613 S Baxter Ave Tyler, TX	3.0	2.0	1090	$1,250	$1.15	21d	1	1.15mi
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	43d	1	1.27mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	43d	1	1.32mi
2009 E Devine St Tyler, TX	3.0	2.0	1200	$1,600	$1.33	43d	1	1.35mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	43d	1	1.48mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	13d	1	1.48mi

Listing history 6 events

1. 2026-05-18
   listed $224,900 Active
2. 2024-06-12
   soldstatus
3. 2022-12-28
   soldstatus 522-char remark

   Show marketing remark (522 chars)

   Take a look at this conveniently located duplex within walking distance of the Bergfeld Shopping Center. Each side has a living room, dining room, kitchen, bath, and one bedroom. One side of duplex is currently leased. According to the City of Typer Planning and Zoning Department, this duplex is part of the Donnybrook Duplex Residential Historic District. A detached garage in the back is shared by the tenants. Buyer to verify zoning, square footage and school districts. This property is to be sold "AS-IS. "

4. 2022-12-28
   soldstatus

   Show marketing remark (522 chars)

   Take a look at this conveniently located duplex within walking distance of the Bergfeld Shopping Center. Each side has a living room, dining room, kitchen, bath, and one bedroom. One side of duplex is currently leased. According to the City of Typer Planning and Zoning Department, this duplex is part of the Donnybrook Duplex Residential Historic District. A detached garage in the back is shared by the tenants. Buyer to verify zoning, square footage and school districts. This property is to be sold "AS-IS. "

5. 2022-12-09
   listed $114,500 522-char remark

   Show marketing remark (522 chars)

   Take a look at this conveniently located duplex within walking distance of the Bergfeld Shopping Center. Each side has a living room, dining room, kitchen, bath, and one bedroom. One side of duplex is currently leased. According to the City of Typer Planning and Zoning Department, this duplex is part of the Donnybrook Duplex Residential Historic District. A detached garage in the back is shared by the tenants. Buyer to verify zoning, square footage and school districts. This property is to be sold "AS-IS. "

6. 2011-10-05
   soldstatus

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $4,116 · $343/mo
• Expected delta: +$1,510/yr (+$126/mo · 57.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $26,760
• − Mortgage interest: −$12,598
• − Property taxes: −$2,606
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$6,543
• Taxable loss: −$392
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $3,351/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

+96.4% since first listed

6 events — show timeline

• 2026-05-18 Listed $224,900 GTAR
• 2024-06-12 Sold (Public Records) — Public Records
• 2022-12-28 Sold (Public Records) — Public Records
• 2022-12-28 Sold (MLS) — GTAR
• 2022-12-09 Listed $114,500 GTAR
• 2011-10-05 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2024): $2,606 · +2.4% YoY. Source: county tax records.