3351 Cascades Ct #327 · Tyler, TX 75709

$330,000

3 bd · 2.0 ba · 1,895 sqft · SingleFamily public records · 151 Days on market

Built 2008 $174/sqft · 15% below area Est $389k · 15% under $511/mo HOA · 13% of rent ↓ 8% since listing

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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 +17.4/30.0
• ARV discount +14.4/15.0
• 1% rule +6.7/10.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover refined living in this elegant 3 bedroom, 2 bath Penthouse condo perfectly situated in the prestigious Cascades Lake Towers. This stunning residence boasts breathtaking lake views that can be enjoyed from the private balcony, creating a peaceful and inspiring setting. The open-concept living and dining area is filled with natural light, offering a spacious and inviting layout perfect for entertaining or relaxing in style. The beautifully designed kitchen features high-end appliances, sleek countertops, and custom cabinetry—ideal for any home chef. The private primary suite includes a luxurious ensuite bath and an expansive walk-in closet, offering a comfortable retreat at the end of the day. A well-appointed second bedroom and additional full bath provide ample space for guests or family. The bonus office is ideal for remote work or creative pursuits, adding to the functionality of this well-planned home. Enjoy low-maintenance luxury living with access to all the amenities of the Cascades community, including golf, tennis, and dining. With its upscale finishes, open layout, and spectacular lake views, this condo offers a rare blend of elegance, comfort, and convenience. Welcome home to the beauty and tranquility of lakeside living.

Key facts

• Custom cabinetry
• High-end appliances
• Lake views

Tags

• LAKE VIEWS
• PRIVATE BALCONY
• OPEN-CONCEPT LIVING
• HIGH-END APPLIANCES
• CUSTOM CABINETRY
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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-, schools D+, crime D+.
• 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.
• Market conditions: 90 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 151 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 67% 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 $290,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.17% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 7.1

CMA / ARV

• ARV (median comp): $389,307
• List price: $330,000
• Delta: -15.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-41,650
• Equity at exit: $49,204

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-19,859
• Equity at exit: $28,532

Cash invested: $92,400 (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 75709

• Home prices YoY: -16.5%
• Active inventory: 90
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,871 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$434 /mo · $5,205/yr
• Insurance: −$138
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$511
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $179

Break-even live

Break-even rent $3,645

Max offer price $330,000

Occupancy floor 90%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Wexford Dr Tyler, TX	3.0	2.0	2339	$4,500	$1.92	21d	1	0.51mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	21d	1	1.49mi

HOA detail

• Monthly dues: $511 · $6,132/yr

Listing history 27 events

1. 2026-06-19
   days on market $330,000 Active 151 DOM
2. 2026-06-18
   days on market $330,000 Active 150 DOM
3. 2026-06-17
   days on market $330,000 Active 149 DOM
4. 2026-06-16
   days on market $330,000 Active 148 DOM
5. 2026-06-15
   days on market $330,000 Active 147 DOM
6. 2026-06-14
   days on market $330,000 Active 145 DOM
7. 2026-06-13
   days on market $330,000 Active 144 DOM
8. 2026-06-10
   days on market $330,000 Active 142 DOM
9. 2026-06-09
   days on market $330,000 Active 141 DOM
10. 2026-06-08
    days on market $330,000 Active 140 DOM
11. 2026-06-07
    days on market $330,000 Active 139 DOM
12. 2026-06-05
    days on market $330,000 Active 136 DOM
13. 2026-06-02
    days on market $330,000 Active 134 DOM
14. 2026-06-01
    days on market $330,000 Active 133 DOM
15. 2026-05-31
    days on market $330,000 Active 132 DOM
16. 2026-05-30
    days on market $330,000 Active 131 DOM
17. 2026-03-04
    listed $350,000 Active 1266-char remark

    Show marketing remark (1266 chars)

    Discover refined living in this elegant 3 bedroom, 2 bath Penthouse condo perfectly situated in the prestigious Cascades Lake Towers. This stunning residence boasts breathtaking lake views that can be enjoyed from the private balcony, creating a peaceful and inspiring setting. The open-concept living and dining area is filled with natural light, offering a spacious and inviting layout perfect for entertaining or relaxing in style. The beautifully designed kitchen features high-end appliances, sleek countertops, and custom cabinetry—ideal for any home chef. The private primary suite includes a luxurious ensuite bath and an expansive walk-in closet, offering a comfortable retreat at the end of the day. A well-appointed second bedroom and additional full bath provide ample space for guests or family. The bonus office is ideal for remote work or creative pursuits, adding to the functionality of this well-planned home. Enjoy low-maintenance luxury living with access to all the amenities of the Cascades community, including golf, tennis, and dining. With its upscale finishes, open layout, and spectacular lake views, this condo offers a rare blend of elegance, comfort, and convenience. Welcome home to the beauty and tranquility of lakeside living.

18. 2026-02-26
    price $350,000 1272-char remark

    Show marketing remark (1272 chars)

    Discover refined living in this elegant 3 bedroom, 2 bath Penthouse condo perfectly situated in the prestigious Cascades Lake Towers. This stunning residence boasts breathtaking lake views that can be enjoyed from the private balcony, creating a peaceful and inspiring setting. The open-concept living and dining area is filled with natural light, offering a spacious and inviting layout perfect for entertaining or relaxing in style. The beautifully designed kitchen features high-end appliances, sleek countertops, and custom cabinetry—ideal for any home chef. The private primary suite includes a luxurious ensuite bath and an expansive walk-in closet, offering a comfortable retreat at the end of the day. A well-appointed second bedroom and additional full bath provide ample space for guests or family. The bonus office is ideal for remote work or creative pursuits, adding to the functionality of this well-planned home. Enjoy low-maintenance luxury living with access to all the amenities of the Cascades community, including golf, tennis, and dining. With its upscale finishes, open layout, and spectacular lake views, this condo offers a rare blend of elegance, comfort, and convenience. Welcome home to the beauty and tranquility of lakeside living.

19. 2026-02-26
    price $350,000

    Show marketing remark (1272 chars)

    Discover refined living in this elegant 3 bedroom, 2 bath Penthouse condo perfectly situated in the prestigious Cascades Lake Towers. This stunning residence boasts breathtaking lake views that can be enjoyed from the private balcony, creating a peaceful and inspiring setting. The open-concept living and dining area is filled with natural light, offering a spacious and inviting layout perfect for entertaining or relaxing in style. The beautifully designed kitchen features high-end appliances, sleek countertops, and custom cabinetry—ideal for any home chef. The private primary suite includes a luxurious ensuite bath and an expansive walk-in closet, offering a comfortable retreat at the end of the day. A well-appointed second bedroom and additional full bath provide ample space for guests or family. The bonus office is ideal for remote work or creative pursuits, adding to the functionality of this well-planned home. Enjoy low-maintenance luxury living with access to all the amenities of the Cascades community, including golf, tennis, and dining. With its upscale finishes, open layout, and spectacular lake views, this condo offers a rare blend of elegance, comfort, and convenience. Welcome home to the beauty and tranquility of lakeside living.

20. 2026-02-26
    price $350,000

    Show marketing remark (1272 chars)

    Discover refined living in this elegant 3 bedroom, 2 bath Penthouse condo perfectly situated in the prestigious Cascades Lake Towers. This stunning residence boasts breathtaking lake views that can be enjoyed from the private balcony, creating a peaceful and inspiring setting. The open-concept living and dining area is filled with natural light, offering a spacious and inviting layout perfect for entertaining or relaxing in style. The beautifully designed kitchen features high-end appliances, sleek countertops, and custom cabinetry—ideal for any home chef. The private primary suite includes a luxurious ensuite bath and an expansive walk-in closet, offering a comfortable retreat at the end of the day. A well-appointed second bedroom and additional full bath provide ample space for guests or family. The bonus office is ideal for remote work or creative pursuits, adding to the functionality of this well-planned home. Enjoy low-maintenance luxury living with access to all the amenities of the Cascades community, including golf, tennis, and dining. With its upscale finishes, open layout, and spectacular lake views, this condo offers a rare blend of elegance, comfort, and convenience. Welcome home to the beauty and tranquility of lakeside living.

21. 2026-01-19
    listed $365,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Discover refined living in this elegant 3 bedroom, 2 bath Penthouse condo perfectly situated in the prestigious Cascades Lake Towers. This stunning residence boasts breathtaking lake views that can be enjoyed from the private balcony, creating a peaceful and inspiring setting. The open-concept living and dining area is filled with natural light, offering a spacious and inviting layout perfect for entertaining or relaxing in style. The beautifully designed kitchen features high-end appliances, sleek countertops, and custom cabinetry—ideal for any home chef. The private primary suite includes a luxurious ensuite bath and an expansive walk-in closet, offering a comfortable retreat at the end of the day. A well-appointed second bedroom and additional full bath provide ample space for guests or family. The bonus office is ideal for remote work or creative pursuits, adding to the functionality of this well-planned home. Enjoy low-maintenance luxury living with access to all the amenities of the Cascades community, including golf, tennis, and dining. With its upscale finishes, open layout, and spectacular lake views, this condo offers a rare blend of elegance, comfort, and convenience. Welcome home to the beauty and tranquility of lakeside living.

22. 2026-01-16
    status Active
23. 2025-11-14
    listed $365,000 Active
24. 2024-08-08
    price $379,900
25. 2024-08-06
    price $359,900
26. 2024-05-24
    listed $379,900 Active
27. 2017-12-27
    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: $5,205 · $434/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$834/yr (+$70/mo · 16.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $46,454
• − Mortgage interest: −$18,485
• − Property taxes: −$5,205
• − Insurance: −$2,448
• − Repairs & maintenance: −$3,716
• − Management: −$3,716
• − HOA: −$6,132
• − Depreciation: −$9,600
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $2,831/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
• City population: 127,842
• Population (ZIP): 5,237

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 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 19% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -39.17%
• Current HPI: 197.8711
• 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

-7.9% since first listed

11 events — show timeline

• 2026-03-04 Listed $350,000 GTAR
• 2026-02-26 Price Changed $350,000 NTREIS
• 2026-02-26 Price Changed $350,000 LAAR
• 2026-02-26 Price Changed $350,000 GTAR
• 2026-01-19 Listed $365,000 NTREIS
• 2026-01-16 Relisted — LAAR
• 2025-11-14 Listed $365,000 LAAR
• 2024-08-08 Price Changed $379,900 GTAR
• 2024-08-06 Price Changed $359,900 GTAR
• 2024-05-24 Listed $379,900 GTAR
• 2017-12-27 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2024): $5,205 · +7.4% YoY. Source: county tax records.