7618 Brookhollow Dr · Tyler, TX 75707

$219,900

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 125 Days on market

Built 1966 0.61 ac lot $122/sqft · 30% below area Est $314k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +5.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated home that blends modern comfort with timeless appeal. Thoughtfully renovated, it features stylish finishes and a functional layout ideal for both everyday living and entertaining. Recent improvements include fresh paint and carpet, scraped and retextured ceilings, new counters, faucets, tile, and blinds. Light-filled living spaces flow seamlessly, creating an inviting atmosphere throughout. Spacious bedrooms provide comfortable retreats, and the versatile layout offers flexibility to fit a variety of needs. An added bonus is the fully owned solar panel system—not leased—valued at approximately $30,000 and offering significant monthly savings on electric bills. Outside, you’ll find a large driveway with ample space for RV or boat parking, providing extra convenience and functionality. While the exterior is simple in appearance, it is in excellent condition and ready for your personal touches, allowing you to make it truly your own while enjoying a move-in-ready interior from day one. Whether relaxing indoors or planning future outdoor enhancements, this home delivers both charm and modern updates. A wonderful opportunity to own a tastefully updated property ready to be enjoyed immediately—call today to schedule your private showing.

Key facts

• 0.61 acre lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $24 ($288/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 $196k (10.8% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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+.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 188 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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

• It's been on market 125 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $313,538
• List price: $219,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5614 Thomas Nelson Dr	0.53mi	3/2.0	1,780 (-1%)	9mo	$310,000	$174	66
6108 Havens Trl	0.35mi	3/2.0	1,727 (-4%)	18mo	$349,000	$202	61
5707 Persimmon Dr	0.38mi	4/2.0 (+1)	1,915 (+6%)	13mo	$335,000	$175	56
5905 Havens Trl	0.35mi	3/2.0	1,555 (-14%)	10mo	$334,000	$215	52
7229 Rolling Acres Pl	0.69mi	3/2.5	1,825 (+1%)	18mo	$374,900	$205	49
5630 Mustang Trl	0.45mi	4/2.0 (+1)	1,701 (-6%)	22mo	$289,500	$170	46

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-35,309
• Equity at exit: $32,788

10-year hold

• IRR: -9.1%
• Equity multiple: 0.45×
• Total profit: $-33,651
• Equity at exit: $19,013

Cash invested: $61,572 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 188
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$281 /mo · $3,367/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $24

Break-even live

Break-even rent $1,931

Max offer price $219,900

Occupancy floor 94%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Rhones Quarter Rd Tyler, TX	2.0–3.0	2.5	1331	$1,995	$1.50	44d	3	0.31mi
3208 Naomi Dr Tyler, TX	2.0	2.0	1251	$1,695	$1.35	44d	1	0.34mi
3216 Naomi Dr Tyler, TX	2.0	2.5	1251	$1,850	$1.48	44d	1	0.35mi
3374 Skyview Dr Tyler, TX	2.0	3.0	1307	$1,695	$1.30	44d	1	0.37mi
3021 Naomi Dr Tyler, TX	3.0	3.0	1412	$1,950	$1.38	44d	1	0.38mi
3239 Naomi Dr Tyler, TX	2.0	3.0	1251	$1,695	$1.35	44d	1	0.38mi
3257 Naomi Dr Tyler, TX	2.0	2.5	1251	$1,850	$1.48	44d	1	0.40mi
3056 Naomi Dr Tyler, TX	2.0	3.0	1251	$1,795	$1.43	44d	1	0.40mi
5716 Thomas Nelson Dr Tyler, TX	3.0	2.0	1855	$2,300	$1.24	44d	1	0.41mi
8856 Pleasant Hill Cir Tyler, TX	3.0	2.0	2000	$3,200	$1.60	13d	1	0.46mi
6331 Villa Rosa Way Unit 6331 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	0.54mi
13370 State Highway 110 S Tyler, TX	3.0	2.0	2281	$1,950	$0.85	44d	1	0.56mi
5603 Thomas Nelson Dr Tyler, TX	3.0	2.0	1880	$2,500	$1.33	44d	1	0.56mi
6308 Villa Rosa Way Tyler, TX	2.0	2.0	1339	$1,650	$1.23	21d	1	0.59mi
6228 Villa Rosa Way Unit 6228 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	44d	1	0.62mi
6225 Villa Rosa Way Unit 6225 Tyler, TX	3.0	2.5	1556	$1,795	$1.15	13d	1	0.63mi
6219 Villa Rosa Way Tyler, TX	3.0	2.5	1556	$1,795	$1.15	13d	1	0.65mi
6218 Villa Rosa Way Unit 6218 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	44d	1	0.65mi
6015 Villa Rosa Way Tyler, TX	3.0	2.0	1498	$1,895	$1.27	44d	1	0.67mi
6215 Villa Rosa Way Unit 6215 Tyler, TX	3.0	2.5	1556	$1,850	$1.19	21d	1	0.67mi
6017 Villa Rosa Way Unit 6017 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	0.68mi
6023 Villa Rosa Way Unit 6023 Tyler, TX	2.0	2.0	1348	$1,650	$1.22	44d	1	0.69mi
6036 Villa Rosa Way Unit 6036 Tyler, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	0.72mi
7069 Hillside Ave Tyler, TX	3.0	2.5	1882	$2,695	$1.43	44d	1	0.74mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,379	$1.01	13d	1	0.85mi
14552 County Road 2191 Unit 200 Whitehouse, TX	3.0	2.5	1382	$1,800	$1.30	44d	1	0.88mi
14659 County Road 2191 Whitehouse, TX	2.0–3.0	2.0–2.5	1325	$1,995	$1.51	13d	3	1.01mi
5058 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	965	$1,608	$1.67	13d	11	1.27mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	1.48mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	1.48mi

Listing history 27 events

1. 2026-06-19
   days on market $219,900 Active 125 DOM
2. 2026-06-18
   days on market $219,900 Active 124 DOM
3. 2026-06-17
   days on market $219,900 Active 123 DOM
4. 2026-06-16
   days on market $219,900 Active 122 DOM
5. 2026-06-15
   days on market $219,900 Active 121 DOM
6. 2026-06-14
   days on market $219,900 Active 119 DOM
7. 2026-06-13
   days on market $219,900 Active 118 DOM
8. 2026-06-10
   days on market $219,900 Active 116 DOM
9. 2026-06-09
   days on market $219,900 Active 115 DOM
10. 2026-06-08
    days on market $219,900 Active 114 DOM
11. 2026-06-07
    statusdays on market $219,900 Active 113 DOM
12. 2026-06-05
    statusdays on market $219,900 Pending 111 DOM
13. 2026-06-02
    days on market $219,900 Active 110 DOM
14. 2026-06-01
    days on market $219,900 Active 109 DOM
15. 2026-05-31
    days on market $219,900 Active 108 DOM
16. 2026-05-30
    days on market $219,900 Active 107 DOM
17. 2026-05-19
    status Pending 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to this beautifully updated home that blends modern comfort with timeless appeal. Thoughtfully renovated, it features stylish finishes and a functional layout ideal for both everyday living and entertaining. Recent improvements include fresh paint and carpet, scraped and retextured ceilings, new counters, faucets, tile, and blinds. Light-filled living spaces flow seamlessly, creating an inviting atmosphere throughout. Spacious bedrooms provide comfortable retreats, and the versatile layout offers flexibility to fit a variety of needs. An added bonus is the fully owned solar panel system—not leased—valued at approximately $30,000 and offering significant monthly savings on electric bills. Outside, you’ll find a large driveway with ample space for RV or boat parking, providing extra convenience and functionality. While the exterior is simple in appearance, it is in excellent condition and ready for your personal touches, allowing you to make it truly your own while enjoying a move-in-ready interior from day one. Whether relaxing indoors or planning future outdoor enhancements, this home delivers both charm and modern updates. A wonderful opportunity to own a tastefully updated property ready to be enjoyed immediately—call today to schedule your private showing.

18. 2026-04-14
    price $225,000 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to this beautifully updated home that blends modern comfort with timeless appeal. Thoughtfully renovated, it features stylish finishes and a functional layout ideal for both everyday living and entertaining. Recent improvements include fresh paint and carpet, scraped and retextured ceilings, new counters, faucets, tile, and blinds. Light-filled living spaces flow seamlessly, creating an inviting atmosphere throughout. Spacious bedrooms provide comfortable retreats, and the versatile layout offers flexibility to fit a variety of needs. An added bonus is the fully owned solar panel system—not leased—valued at approximately $30,000 and offering significant monthly savings on electric bills. Outside, you’ll find a large driveway with ample space for RV or boat parking, providing extra convenience and functionality. While the exterior is simple in appearance, it is in excellent condition and ready for your personal touches, allowing you to make it truly your own while enjoying a move-in-ready interior from day one. Whether relaxing indoors or planning future outdoor enhancements, this home delivers both charm and modern updates. A wonderful opportunity to own a tastefully updated property ready to be enjoyed immediately—call today to schedule your private showing.

19. 2026-03-09
    price $240,000 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to this beautifully updated home that blends modern comfort with timeless appeal. Thoughtfully renovated, it features stylish finishes and a functional layout ideal for both everyday living and entertaining. Recent improvements include fresh paint and carpet, scraped and retextured ceilings, new counters, faucets, tile, and blinds. Light-filled living spaces flow seamlessly, creating an inviting atmosphere throughout. Spacious bedrooms provide comfortable retreats, and the versatile layout offers flexibility to fit a variety of needs. An added bonus is the fully owned solar panel system—not leased—valued at approximately $30,000 and offering significant monthly savings on electric bills. Outside, you’ll find a large driveway with ample space for RV or boat parking, providing extra convenience and functionality. While the exterior is simple in appearance, it is in excellent condition and ready for your personal touches, allowing you to make it truly your own while enjoying a move-in-ready interior from day one. Whether relaxing indoors or planning future outdoor enhancements, this home delivers both charm and modern updates. A wonderful opportunity to own a tastefully updated property ready to be enjoyed immediately—call today to schedule your private showing.

20. 2026-02-05
    listed $250,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to this beautifully updated home that blends modern comfort with timeless appeal. Thoughtfully renovated, it features stylish finishes and a functional layout ideal for both everyday living and entertaining. Recent improvements include fresh paint and carpet, scraped and retextured ceilings, new counters, faucets, tile, and blinds. Light-filled living spaces flow seamlessly, creating an inviting atmosphere throughout. Spacious bedrooms provide comfortable retreats, and the versatile layout offers flexibility to fit a variety of needs. An added bonus is the fully owned solar panel system—not leased—valued at approximately $30,000 and offering significant monthly savings on electric bills. Outside, you’ll find a large driveway with ample space for RV or boat parking, providing extra convenience and functionality. While the exterior is simple in appearance, it is in excellent condition and ready for your personal touches, allowing you to make it truly your own while enjoying a move-in-ready interior from day one. Whether relaxing indoors or planning future outdoor enhancements, this home delivers both charm and modern updates. A wonderful opportunity to own a tastefully updated property ready to be enjoyed immediately—call today to schedule your private showing.

21. 2022-08-04
    soldstatus 546-char remark

    Show marketing remark (546 chars)

    Spacious three bedroom two bathroom home just minutes to shopping and restaurants and in Whitehouse ISD. Living room offers laminate woodfloors. Eat in kitchen boasts a large dining area great for entertaining, granite counter tops, a gas cooktop, and a wet bar. Carpet in bedroomswere replaced in 2019. The patio overlooks the massive kid friendly yard with mature shade trees, a privacy fence, and a storage building foradditional storage. This home has a lot to offer and is move in ready. Call for a private showing today. It won't last long.

22. 2022-07-20
    listed $209,900 546-char remark

    Show marketing remark (546 chars)

    Spacious three bedroom two bathroom home just minutes to shopping and restaurants and in Whitehouse ISD. Living room offers laminate woodfloors. Eat in kitchen boasts a large dining area great for entertaining, granite counter tops, a gas cooktop, and a wet bar. Carpet in bedroomswere replaced in 2019. The patio overlooks the massive kid friendly yard with mature shade trees, a privacy fence, and a storage building foradditional storage. This home has a lot to offer and is move in ready. Call for a private showing today. It won't last long.

23. 2015-10-20
    soldstatus
24. 2015-10-16
    soldstatus
25. 2015-08-30
    listed $134,900
26. 2010-09-24
    soldstatus
27. 2003-02-24
    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: $3,367 · $281/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$657/yr (+$55/mo · 19.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 61% 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: $23,535
• − Mortgage interest: −$12,318
• − Property taxes: −$3,367
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$6,397
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $1,107/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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 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

• County: Smith County · 180,570 people
• City population: 127,842
• Metro: Tyler, TX
• Population (ZIP): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• 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

+66.8% since first listed

11 events — show timeline

• 2026-05-19 Pending — GTAR
• 2026-04-14 Price Changed $225,000 GTAR
• 2026-03-09 Price Changed $240,000 GTAR
• 2026-02-05 Listed $250,000 GTAR
• 2022-08-04 Sold (MLS) — GTAR
• 2022-07-20 Listed $209,900 GTAR
• 2015-10-20 Sold (Public Records) — Public Records
• 2015-10-16 Sold (MLS) — GTAR
• 2015-08-30 Listed $134,900 GTAR
• 2010-09-24 Sold (Public Records) — Public Records
• 2003-02-24 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2024): $3,367 · +21.6% YoY. Source: county tax records.