2435 Rodge Dr · Tyler, TX 75701

$105,000

3 bd · 2.0 ba · 2,363 sqft · SingleFamily public records · 7 Days on market

Built 1958 0.29 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this unique 3-bedroom, 2-bath home offering 2,363 square feet of living space in the heart of Tyler. Perfectly located near everything Tyler has to offer, this property presents a great opportunity for those looking for a fixer-upper with strong potential. Inside, each room is generously sized and filled with natural light, creating a bright and open feel throughout the home. The living spaces offer plenty of flexibility to redesign and make your own, while the kitchen provides a solid foundation to update to your personal style. All bedrooms are nicely sized, offering comfort and space, and the bathrooms are well-proportioned with room for upgrades and customization. Step outsid

Key facts

• 0.29 acre lot
• Pool
• Built 1958

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; 1 story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Patio; Porch; Corner lot

Interior

• Kitchen: Electric cooktop; Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Electric cooktop and electric oven; Gas water heater; Ceiling fans; Central air conditioning; Central natural gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 15.5% 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-, crime D+, commute F.
• 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.
• Zoned schools: Clarkston El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 363 students, 81% FRL); Hubbard Middle (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 869 students, 62% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 36% 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,000

Questions for the listing agent

1. Built in 1958 — 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. 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.
6. 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.
7. 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: 1.92% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.01%
• DSCR: 2.47
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $347,361
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Rockbridge Rd	0.33mi	3/2.0	2,299 (-3%)	14mo	$338,000	$147	69

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: 29.0%
• Equity multiple: 2.22×
• Total profit: $35,906
• Equity at exit: $15,656

10-year hold

• IRR: 36.8%
• Equity multiple: 4.52×
• Total profit: $103,456
• Equity at exit: $9,078

Cash invested: $29,400 (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 75701

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$551
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $809

Break-even live

Break-even rent $990

Max offer price $105,000

Occupancy floor 55%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	0.22mi
3207 Timberlane Dr Tyler, TX	3.0	2.0	1783	$1,750	$0.98	44d	1	0.90mi
2725 Tanglewood Dr Tyler, TX	3.0	2.0	1956	$1,675	$0.86	13d	1	0.98mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	13d	1	1.01mi
3200 Decharles St Tyler, TX	3.0	2.0	2584	$2,750	$1.06	44d	1	1.11mi
2804 Old Omen Rd Unit 2804 Tyler, TX	3.0	2.5	2406	$2,850	$1.18	44d	1	1.12mi
2521 Westminster Dr Tyler, TX	3.0	2.5	2400	$1,500	$0.62	44d	1	1.32mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	44d	1	1.40mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	1.47mi

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-04-08
   listed $105,000 Active
3. 1992-08-28
   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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $24,167
• − Mortgage interest: −$5,882
• − Property taxes: −$2,254
• − Insurance: −$525
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$3,055
• Taxable income: $8,585
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $7,645/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

3 events — show timeline

• 2026-04-15 Pending — GTAR
• 2026-04-08 Listed $105,000 GTAR
• 1992-08-28 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2024): $2,254 · +7.4% YoY. Source: county tax records.