2207 Belvedere Blvd · Tyler, TX 75702

$58,300

3 bd · 1.5 ba · 1,444 sqft · SingleFamily public records · 15 Days on market

Built 1939 0.26 ac lot ↓ 53% since listing

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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
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is a rare opportunity to buy a 3 bedroom home with many original finishes, built in 1939. A real fixer upper gem. Home will need major renovation but with your vision, what's stopping you? Check it out today! RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 0.26 acre lot
• Parking
• Built 1939

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: T J Austin El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 334 students, 99% FRL); Boulter Middle (math 28% / reading 22%, grade F, #1,258 of 1,662 statewide, top 77%, 853 students, 93% FRL); Tyler H S (math 26% / reading 27%, grade F, #1,228 of 1,632 statewide, top 76%, 2,164 students, 90% FRL) — zoned schools average 94% FRL vs 66% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Tyler ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 156 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% of the median local income ($52k/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 $403 of loan paydown is wiped out by about $2k 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 + 2.3% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,425 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.45% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.48%
• DSCR: 3.11
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $181,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Belvedere Blvd	0.00mi	3/1.5	1,444 (0%)	1mo	$58,300	$40	99
706 N Forest Ave	0.40mi	3/1.0	1,397 (-3%)	12mo	$70,000	$50	64
1556 Crescent Dr	0.53mi	3/2.0	1,471 (+2%)	15mo	$199,900	$136	58
219 Bandera	0.75mi	3/1.0	1,400 (-3%)	12mo	$215,000	$154	48
1603 N Glenwood	0.45mi	4/2.0 (+1)	1,349 (-7%)	18mo	$169,900	$126	46
1291 N Englewood	0.57mi	3/2.0	1,588 (+10%)	14mo	$249,900	$157	44
1523 W Lollar St	0.74mi	2/1.0 (-1)	1,381 (-4%)	24mo	$45,000	$33	32

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 · 2.27% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 2.88×
• Total profit: $30,720
• Equity at exit: $8,693

10-year hold

• IRR: 49.7%
• Equity multiple: 5.64×
• Total profit: $75,797
• Equity at exit: $5,041

Cash invested: $16,324 (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 75702

• Home prices YoY: -5.8%
• Rents YoY: 2.3%
• Active inventory: 156
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$306
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $646

Break-even live

Break-even rent $610

Max offer price $58,300

Occupancy floor 50%

Sensitivity live

Price	-10% $679	-5% $662	+0% $646	+5% $629	+10% $613
Rent	-10% $533	-5% $590	+0% $646	+5% $702	+10% $759
Rate	-1.0pp $675	-0.5pp $661	base $646	+0.5pp $631	+1.0pp $615

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: $14,575
• Closing costs: $1,749
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1538 N Hill Ave Tyler, TX	3.0	2.0	1813	$1,650	$0.91	22d	1	0.45mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	15d	1	0.57mi
1523 N Englewood Ave Tyler, TX	3.0	2.0	1542	$1,650	$1.07	45d	1	0.59mi
1822 W Oakwood St Tyler, TX	2.0	1.0	900	$1,100	$1.22	45d	1	0.59mi
1806 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	22d	1	0.61mi
1800 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	22d	1	0.61mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	45d	1	0.62mi
826 W Franklin St Tyler, TX	3.0	2.0	1273	$1,550	$1.22	15d	1	0.91mi
809 W Harmony St Tyler, TX	3.0	2.0	1309	$1,500	$1.15	45d	1	0.92mi
1618 N Tenneha Ave Tyler, TX	3.0	1.0	1587	$1,400	$0.88	15d	1	1.00mi
714 W Bow St Unit B Tyler, TX	2.0	1.0	969	$785	$0.81	15d	1	1.04mi
2007 Bradshaw Dr Tyler, TX	3.0	2.0	1056	$1,600	$1.52	45d	1	1.08mi
501 W Vance St Tyler, TX	3.0	2.0	1160	$1,350	$1.16	45d	1	1.18mi
611 N Border Ave Unit 300 Tyler, TX	2.0	1.5	1008	$1,200	$1.19	45d	1	1.20mi
819 W 26th St Tyler, TX	3.0	2.0	1200	$995	$0.83	22d	1	1.21mi
821 W 26th St Tyler, TX	3.0	2.0	1200	$995	$0.83	22d	1	1.21mi
2515 N Tenneha Ave Tyler, TX	2.0	1.0	910	$945	$1.04	45d	1	1.29mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	22d	1	1.30mi
2202 W Nw LOOP Tyler, TX	2.0–3.0	2.0	1115	$1,371	$1.23	22d	1	1.33mi

Listing history 7 events

1. 2026-04-14
   status Pending
2. 2026-03-30
   listed $58,300 Active
3. 2025-08-25
   price $100,000
4. 2025-08-12
   price $110,000
5. 2025-08-06
   price $125,000
6. 2005-05-24
   soldstatus
7. 1999-10-04
   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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 1/10 Low
• 🌡 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: $17,134
• − Mortgage interest: −$3,266
• − Property taxes: −$1,825
• − Insurance: −$292
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$1,696
• Taxable income: $7,315
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $5,995/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): 27,927
• Household income: $51,564
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 803.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% Black 37% White 12% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 44%

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: ▼ -12.63%
• Current HPI: 207.1573
• Rent YoY: ▲ 2.27%
• 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

-53.4% since first listed

7 events — show timeline

• 2026-04-14 Pending — NTREIS
• 2026-03-30 Listed $58,300 NTREIS
• 2025-08-25 Price Changed $100,000 GTAR
• 2025-08-12 Price Changed $110,000 GTAR
• 2025-08-06 Price Changed $125,000 GTAR
• 2005-05-24 Sold (Public Records) — Public Records
• 1999-10-04 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,825 · +7.4% YoY. Source: county tax records.