10081 Fm 2767 · Tyler, TX 75708

$187,500

3 bd · 1.0 ba · 1,692 sqft · SingleFamily public records · 600 Days on market

Built 1950

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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).

• Cash flow +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is an estate sale. To be sold "as is". Repairs are needed. This home is located on a beautiful piece of property. 1.056 acres with huge pecan trees. There are other fruit bearing trees in back of property. All of the back and side yard is fenced with chain link fence. And cross fenced in back yard. This property has a lot of potential. The bonus room is not finished out but could be a huge bedroom or a game room. The living room is extra large and has a 2' bay window.

Key facts

• Built 1950
• Listed 599 days

Tags

• COZY COUNTRY ATMOSPHERE
• LITTLE OVER HALF ACRE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water
• Home design: Single-family residence; One-story
• Exterior features: Approximately 0.55-acre lot; Gravel parking area

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; 11 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $76 ($917/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (15.8% below list).
• Recommended offer: $158k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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+.
• Chapel Hill ISD (rural): math 25% / reading 33% proficiency, ranked #650 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 $11k of equity ($1k loan paydown + $9k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, 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 600 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $157,927 (15.8% below list)

Questions for the listing agent

1. It's been on market 600 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.9

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: 14.3%
• Equity multiple: 1.91×
• Total profit: $47,647
• Equity at exit: $105,848

10-year hold

• IRR: 15.0%
• Equity multiple: 3.67×
• Total profit: $139,950
• Equity at exit: $182,346

Cash invested: $52,500 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $76

Break-even live

Break-even rent $1,483

Max offer price $187,500

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $187,500 Active 600 DOM
2. 2026-06-18
   days on market $187,500 Active 599 DOM
3. 2026-06-17
   days on market $187,500 Active 598 DOM
4. 2026-06-16
   days on market $187,500 Active 597 DOM
5. 2026-06-15
   days on market $187,500 Active 596 DOM
6. 2026-06-14
   days on market $187,500 Active 594 DOM
7. 2026-06-13
   days on market $187,500 Active 593 DOM
8. 2026-06-10
   days on market $187,500 Active 591 DOM
9. 2026-06-09
   days on market $187,500 Active 590 DOM
10. 2026-06-08
    days on market $187,500 Active 589 DOM
11. 2026-06-07
    days on market $187,500 Active 588 DOM
12. 2026-06-02
    days on market $187,500 Active 583 DOM
13. 2026-06-01
    days on market $187,500 Active 582 DOM
14. 2026-05-31
    days on market $187,500 Active 581 DOM
15. 2026-05-30
    days on market $187,500 Active 580 DOM
16. 2026-01-17
    price $187,500
17. 2024-10-26
    listed $189,900 Active
18. 2015-02-17
    soldstatus
19. 2015-02-13
    soldstatus 487-char remark

    Show marketing remark (487 chars)

    Home is an estate sale. To be sold "as is". Repairs are needed. This home is located on a beautiful piece of property. 1.056 acres with huge pecan trees. There are other fruit bearing trees in back of property. All of the back and side yard is fenced with chain link fence. And cross fenced in back yard. This property has a lot of potential. The bonus room is not finished out but could be a huge bedroom or a game room. The living room is extra large and has a 2' bay window.

20. 2014-12-26
    listed $77,500 487-char remark

    Show marketing remark (487 chars)

    Home is an estate sale. To be sold "as is". Repairs are needed. This home is located on a beautiful piece of property. 1.056 acres with huge pecan trees. There are other fruit bearing trees in back of property. All of the back and side yard is fenced with chain link fence. And cross fenced in back yard. This property has a lot of potential. The bonus room is not finished out but could be a huge bedroom or a game room. The living room is extra large and has a 2' bay window.

21. 1964-08-26
    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: $1,318 · $110/mo
• Projected year-2 tax: $3,431 · $286/mo
• Expected delta: +$2,113/yr (+$176/mo · 160.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,951
• − Mortgage interest: −$10,503
• − Property taxes: −$1,318
• − Insurance: −$938
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,455
• Taxable loss: −$2,294
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,467/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: Chapel Hill ISD
• NCES district ID: 4813650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $43,891
• Composite: 24.76/100
• National rank: #7603
• State rank: #650 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

Price history

+141.9% since first listed

6 events — show timeline

• 2026-01-17 Price Changed $187,500 LAAR
• 2024-10-26 Listed $189,900 LAAR
• 2015-02-17 Sold (Public Records) — Public Records
• 2015-02-13 Sold (MLS) — GTAR
• 2014-12-26 Listed $77,500 GTAR
• 1964-08-26 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2024): $1,318 · +1.4% YoY. Source: county tax records.