917 W Shaw St · Tyler, TX 75701

$149,900

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 51 Days on market

Built 1937 5,009 sqft lot $91/sqft · 39% below area Est $246k · 39% under ↓ 30% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks MLS

Investor Special! Priced well below appraised value, this home offers great bones and endless potential for the right buyer. Located in the heart of Tyler, just minutes from downtown and walking distance from the park. This 1.5 story, has a bedroom and full bath upstairs plus two bedrooms and a full bath downstairs and also features a separate dining room, detached garage and gated driveway. Built in 1937, it still showcases plenty of charm and character. With a few more thoughtful updates, this unique diamond can truly shine, especially in a neighborhood where many surrounding homes have already been beautifully renovated.

Key facts

• Separate dining room
• Gated driveway
• Detached garage

Tags

• WALKING DISTANCE FROM THE PARK
• SEPARATE DINING ROOM
• DETACHED GARAGE
• GATED DRIVEWAY
• BEAUTIFULLY RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 31 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 30% 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 $1k of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $246,381
• List price: $149,900
• Delta: -39.16%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 W Shaw St	0.00mi	3/2.0	1,644 (0%)	0mo	$149,900	$91	100
1011 S Chilton Ave	0.35mi	2/1.0 (-1)	1,467 (-11%)	2mo	$324,900	$221	55

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-7,033
• Equity at exit: $22,351

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $19,452
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$786
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $253

Break-even live

Break-even rent $1,359

Max offer price $149,900

Occupancy floor 80%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	13d	1	0.28mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	13d	1	0.31mi
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	44d	1	0.38mi
1655 S Kennedy Ave Unit 203 Tyler, TX	2.0	2.5	1174	$1,650	$1.41	44d	1	0.40mi
1655 S Kennedy Ave Tyler, TX	2.0	2.5	1174	$1,595	$1.36	44d	1	0.40mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	13d	1	0.41mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	13d	1	0.45mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	13d	1	0.50mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	13d	1	0.51mi
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	21d	1	0.54mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	21d	1	0.58mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	44d	1	0.67mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	21d	1	0.71mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	21d	1	0.72mi
1215 S Lenox St Tyler, TX	3.0	2.0	1090	$1,264	$1.16	44d	1	0.72mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	0.74mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	21d	1	0.77mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	44d	1	0.77mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	44d	1	0.80mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	21d	1	0.92mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	21d	1	0.95mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	44d	1	0.96mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	21d	1	0.96mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	44d	1	0.96mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	13d	1	1.03mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	1.32mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	13d	14	1.35mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	13d	1	1.42mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	44d	1	1.43mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	44d	1	1.48mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	44d	1	1.48mi

Listing history 20 events

1. 2026-06-10
   days on market $149,900 Active 51 DOM
2. 2026-06-09
   days on market $149,900 Active 50 DOM
3. 2026-06-08
   days on market $149,900 Active 49 DOM
4. 2026-06-07
   days on market $149,900 Active 48 DOM
5. 2026-06-05
   days on market $149,900 Active 45 DOM
6. 2026-06-02
   days on market $149,900 Active 43 DOM
7. 2026-06-01
   days on market $149,900 Active 42 DOM
8. 2026-05-31
   days on market $149,900 Active 41 DOM
9. 2026-05-30
   days on market $149,900 Active 40 DOM
10. 2026-05-07
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Investor Special! Priced well below appraised value, this home offers great bones and endless potential for the right buyer. Located in the heart of Tyler, just minutes from downtown and walking distance from the park. This 1.5 story, has a bedroom and full bath upstairs plus two bedrooms and a full bath downstairs and also features a separate dining room, detached garage and gated driveway. Built in 1937, it still showcases plenty of charm and character. With a few more thoughtful updates, this unique diamond can truly shine, especially in a neighborhood where many surrounding homes have already been beautifully renovated.

11. 2026-04-26
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Investor Special! Priced well below appraised value, this home offers great bones and endless potential for the right buyer. Located in the heart of Tyler, just minutes from downtown and walking distance from the park. This 1.5 story, has a bedroom and full bath upstairs plus two bedrooms and a full bath downstairs and also features a separate dining room, detached garage and gated driveway. Built in 1937 with a newer roof, it still showcases plenty of charm and character. With a few more thoughtful updates, this unique diamond can truly shine, especially in a neighborhood where many surrounding homes have already been beautifully renovated.

12. 2026-04-18
    listed $149,900 Active 632-char remark

    Show marketing remark (650 chars)

    Investor Special! Priced well below appraised value, this home offers great bones and endless potential for the right buyer. Located in the heart of Tyler, just minutes from downtown and walking distance from the park. This 1.5 story, has a bedroom and full bath upstairs plus two bedrooms and a full bath downstairs and also features a separate dining room, detached garage and gated driveway. Built in 1937 with a newer roof, it still showcases plenty of charm and character. With a few more thoughtful updates, this unique diamond can truly shine, especially in a neighborhood where many surrounding homes have already been beautifully renovated.

13. 2026-04-18
    listed $149,900 Active 650-char remark

    Show marketing remark (650 chars)

    Investor Special! Priced well below appraised value, this home offers great bones and endless potential for the right buyer. Located in the heart of Tyler, just minutes from downtown and walking distance from the park. This 1.5 story, has a bedroom and full bath upstairs plus two bedrooms and a full bath downstairs and also features a separate dining room, detached garage and gated driveway. Built in 1937 with a newer roof, it still showcases plenty of charm and character. With a few more thoughtful updates, this unique diamond can truly shine, especially in a neighborhood where many surrounding homes have already been beautifully renovated.

14. 2026-04-18
    listed $149,900 Active

    Show marketing remark (650 chars)

    Investor Special! Priced well below appraised value, this home offers great bones and endless potential for the right buyer. Located in the heart of Tyler, just minutes from downtown and walking distance from the park. This 1.5 story, has a bedroom and full bath upstairs plus two bedrooms and a full bath downstairs and also features a separate dining room, detached garage and gated driveway. Built in 1937 with a newer roof, it still showcases plenty of charm and character. With a few more thoughtful updates, this unique diamond can truly shine, especially in a neighborhood where many surrounding homes have already been beautifully renovated.

15. 2025-02-03
    historical
16. 2024-12-08
    price $196,500
17. 2024-10-11
    listed $215,000 Active
18. 2012-01-20
    soldstatus
19. 2010-01-29
    soldstatus
20. 2001-10-01
    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: $2,698 · $225/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$45/yr (+$4/mo · 1.7%)

ⓘ 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 · 24 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: $20,141
• − Mortgage interest: −$8,397
• − Property taxes: −$2,698
• − Insurance: −$750
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,361
• Taxable income: $714
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,860/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

-30.3% since first listed

11 events — show timeline

• 2026-05-07 Pending — LAAR
• 2026-04-26 Pending — GTAR
• 2026-04-18 Listed $149,900 NTREIS
• 2026-04-18 Listed $149,900 GTAR
• 2026-04-18 Listed $149,900 LAAR
• 2025-02-03 Listing Removed — NTREIS
• 2024-12-08 Price Changed $196,500 GTAR
• 2024-10-11 Listed $215,000 NTREIS
• 2012-01-20 Sold (Public Records) — Public Records
• 2010-01-29 Sold (Public Records) — Public Records
• 2001-10-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2024): $2,698 · +17.1% YoY. Source: county tax records.