5782 Fm 346 E · Tyler, TX 75703

$215,000

4 bd · 3.0 ba · 2,168 sqft · SingleFamily public records · 6 Days on market

Built 1974 4.97 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled behind a private gated entrance and surrounded by nearly 5 acres of mature trees, this secluded East Texas property offers a rare opportunity for investors, renovators, or buyers with a vision and located within the highly desired Whitehouse ISD. The 2,533 square foot home features two stories with 4 bedrooms and 3 bathrooms, creating a spacious layout ready to be reimagined. Inside, the home retains charming original character with warm wood paneling and a beautiful wood-burning fireplace that could become a stunning focal point with restoration. This property is a true renovation project with incredible potential for the right buyer. The setting is what truly sets it apart. It's p

Key facts

• Nearly 5 acres
• Secluded property
• Wood paneling

Tags

• PRIVATE GATED ENTRANCE
• NEARLY 5 ACRES
• MATURE TREES
• SECLUDED PROPERTY
• HIGHLY DESIRED WHITEHOUSE ISD
• WOOD PANELING

Property features AI

Exterior

• Home design: Single-family detached residence; 2 stories
• Construction: Brick and wood siding construction
• Exterior features: Composition roof; Outbuilding; Wooded lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wet bar; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $62 ($744/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 $190k (11.5% below list).
• Recommended offer: $190k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% 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.
• 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.
• Zoned schools: Stanton-Smith El (math 88% / reading 77%, grade A+, #20 of 4,322 statewide, top 0%, 515 students, 51% FRL); Whitehouse J H (math 65% / reading 53%, grade B, #181 of 1,662 statewide, top 11%, 776 students, 49% FRL); Whitehouse H S (math 71% / reading 69%, grade B+, #116 of 1,632 statewide, top 7%, 1,532 students, 44% FRL).
• Market conditions: Rents soft (-1.9%/yr); 655 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,324 (11.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-36,467
• Equity at exit: $32,057

10-year hold

• IRR: -16.6%
• Equity multiple: 0.20×
• Total profit: $-48,220
• Equity at exit: $18,589

Cash invested: $60,200 (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 75703

• Rents YoY: -1.9%
• Active inventory: 655
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $62

Break-even live

Break-even rent $1,825

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $123	+0% $62	+5% $1	+10% $-60
Rent	-10% $-88	-5% $-13	+0% $62	+5% $137	+10% $212
Rate	-1.0pp $170	-0.5pp $117	base $62	+0.5pp $6	+1.0pp $-50

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-20
   listed $215,000 Active

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,241/yr (+$103/mo · 46.0%)

ⓘ 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 5/10 Major
• 🌡 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: $22,839
• − Mortgage interest: −$12,043
• − Property taxes: −$2,694
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,255
• Taxable loss: −$2,882
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,436/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): 46,039
• Household income: $79,194
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1585.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -218.79%
• Current HPI: 182.3842
• Rent YoY: ▼ -1.95%
• 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

1 event — show timeline

• 2026-05-20 Listed $215,000 GTAR

Property tax history

+2.5%/yr

Latest (2024): $2,694 · +9.3% YoY. Source: county tax records.