14832 Fm 2661 · Chandler, TX 75762

$159,900

4 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 94 Days on market

Built 1990 0.31 ac lot $69/sqft · 75% below area ↓ 36% 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 +23.2/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next project? This might be the one. This 4 bedroom, 2.5 bath home in Flint offers over 2,300 square feet on a . 31 acre lot, giving you the space and layout to create something really special. It’s a true fixer-upper, being sold AS IS, and it will need a full renovation—but that’s where the opportunity for you is. You’ve got a functional floor plan with a large living area, brick fireplace, built-ins, separate dining, and a kitchen with an island and double ovens ready for a complete update. The primary suite includes its own bath, plus three additional bedrooms and a full and half bath to work with. Big bonus: the roof and interior HVAC have already been replaced, taking care of two major expenses upfront. Outside, you’ll find a tree-lined backyard with privacy and room to add outdoor living space, landscaping, garden, or whatever you can dream up! This property is ideal for an investor, flipper, or buyer looking to renovate and build equity. With the right plan and improvements, there’s strong upside potential here. If you’ve been waiting for a fixer-upper in Flint with square footage, a good lot, and room to add value, this might be the one!

Key facts

• Brick fireplace
• Tree lined backyard
• Built ins

Tags

• TREE LINED BACKYARD
• BRICK FIREPLACE
• BUILT INS
• KITCHEN WITH ISLAND
• DOUBLE OVENS
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in Chandler — 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 70/100 on livability (#347 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Dr Bryan C Jack El (math 53% / reading 51%, grade C-, #742 of 4,322 statewide, top 19%, 685 students, 46% FRL); Three Lakes Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 873 students, 64% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL).
• Market conditions: 358 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 $5k 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 94 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 65% 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.25% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 6.6

CMA / ARV

• ARV (median comp): $644,144
• List price: $159,900
• Delta: -75.18%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-7,335
• Equity at exit: $23,842

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $17,940
• Equity at exit: $13,825

Cash invested: $44,772 (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 75762

• Home prices YoY: -28.4%
• Active inventory: 358
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$390 /mo · $4,675/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $289

Break-even live

Break-even rent $1,639

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $380	-5% $335	+0% $289	+5% $244	+10% $199
Rent	-10% $131	-5% $210	+0% $289	+5% $369	+10% $448
Rate	-1.0pp $370	-0.5pp $330	base $289	+0.5pp $248	+1.0pp $206

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   days on market $159,900 Active 94 DOM
2. 2026-06-19
   days on market $159,900 Active 92 DOM
3. 2026-06-18
   days on market $159,900 Active 91 DOM
4. 2026-06-17
   days on market $159,900 Active 90 DOM
5. 2026-06-16
   days on market $159,900 Active 89 DOM
6. 2026-06-15
   days on market $159,900 Active 88 DOM
7. 2026-06-14
   days on market $159,900 Active 86 DOM
8. 2026-06-13
   days on market $159,900 Active 85 DOM
9. 2026-06-10
   days on market $159,900 Active 83 DOM
10. 2026-06-09
    days on market $159,900 Active 82 DOM
11. 2026-06-08
    days on market $159,900 Active 81 DOM
12. 2026-06-07
    days on market $159,900 Active 80 DOM
13. 2026-06-05
    days on market $159,900 Active 77 DOM
14. 2026-06-02
    days on market $159,900 Active 75 DOM
15. 2026-06-01
    days on market $159,900 Active 74 DOM
16. 2026-05-31
    days on market $159,900 Active 73 DOM
17. 2026-05-30
    days on market $159,900 Active 72 DOM
18. 2026-05-16
    price $159,900 1223-char remark

    Show marketing remark (1223 chars)

    Looking for your next project? This might be the one. This 4 bedroom, 2.5 bath home in Flint offers over 2,300 square feet on a . 31 acre lot, giving you the space and layout to create something really special. It’s a true fixer-upper, being sold AS IS, and it will need a full renovation—but that’s where the opportunity for you is. You’ve got a functional floor plan with a large living area, brick fireplace, built-ins, separate dining, and a kitchen with an island and double ovens ready for a complete update. The primary suite includes its own bath, plus three additional bedrooms and a full and half bath to work with. Big bonus: the roof and interior HVAC have already been replaced, taking care of two major expenses upfront. Outside, you’ll find a tree-lined backyard with privacy and room to add outdoor living space, landscaping, garden, or whatever you can dream up! This property is ideal for an investor, flipper, or buyer looking to renovate and build equity. With the right plan and improvements, there’s strong upside potential here. If you’ve been waiting for a fixer-upper in Flint with square footage, a good lot, and room to add value, this might be the one!

19. 2026-04-16
    price $165,900 1223-char remark

    Show marketing remark (1223 chars)

    Looking for your next project? This might be the one. This 4 bedroom, 2.5 bath home in Flint offers over 2,300 square feet on a . 31 acre lot, giving you the space and layout to create something really special. It’s a true fixer-upper, being sold AS IS, and it will need a full renovation—but that’s where the opportunity for you is. You’ve got a functional floor plan with a large living area, brick fireplace, built-ins, separate dining, and a kitchen with an island and double ovens ready for a complete update. The primary suite includes its own bath, plus three additional bedrooms and a full and half bath to work with. Big bonus: the roof and interior HVAC have already been replaced, taking care of two major expenses upfront. Outside, you’ll find a tree-lined backyard with privacy and room to add outdoor living space, landscaping, garden, or whatever you can dream up! This property is ideal for an investor, flipper, or buyer looking to renovate and build equity. With the right plan and improvements, there’s strong upside potential here. If you’ve been waiting for a fixer-upper in Flint with square footage, a good lot, and room to add value, this might be the one!

20. 2026-03-20
    listed $169,900 Active 1223-char remark

    Show marketing remark (1223 chars)

    Looking for your next project? This might be the one. This 4 bedroom, 2.5 bath home in Flint offers over 2,300 square feet on a . 31 acre lot, giving you the space and layout to create something really special. It’s a true fixer-upper, being sold AS IS, and it will need a full renovation—but that’s where the opportunity for you is. You’ve got a functional floor plan with a large living area, brick fireplace, built-ins, separate dining, and a kitchen with an island and double ovens ready for a complete update. The primary suite includes its own bath, plus three additional bedrooms and a full and half bath to work with. Big bonus: the roof and interior HVAC have already been replaced, taking care of two major expenses upfront. Outside, you’ll find a tree-lined backyard with privacy and room to add outdoor living space, landscaping, garden, or whatever you can dream up! This property is ideal for an investor, flipper, or buyer looking to renovate and build equity. With the right plan and improvements, there’s strong upside potential here. If you’ve been waiting for a fixer-upper in Flint with square footage, a good lot, and room to add value, this might be the one!

21. 2025-09-18
    price $161,900
22. 2025-07-31
    price $163,900
23. 2025-07-03
    price $169,900
24. 2023-11-15
    soldstatus
25. 2023-11-15
    soldstatus
26. 2023-11-08
    soldstatus Closed
27. 2023-09-12
    status Pending
28. 2023-09-12
    status Active
29. 2023-05-31
    status Active
30. 2023-05-26
    historical Active Option Contract
31. 2023-05-08
    status Active
32. 2023-03-29
    price $200,000
33. 2022-08-31
    price $175,000
34. 2022-07-11
    price $215,000
35. 2022-07-08
    price $245,000
36. 2022-07-08
    price $225,000
37. 2022-07-05
    price $245,000
38. 2022-06-16
    listed $250,000 Active
39. 1984-11-15
    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: $4,675 · $390/mo
• Projected year-2 tax: $4,675 · $390/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,063
• − Mortgage interest: −$8,957
• − Property taxes: −$4,675
• − Insurance: −$800
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$4,652
• Taxable income: $1,129
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $3,201/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 — Chandler

• Score: 70/100
• State rank: #347
• US rank: #7634

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• Metro: Tyler, TX
• Population (ZIP): 15,704
• Household income: $90,057
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 98.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 2% Serbian 2% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13%

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: ▼ -78.39%
• Current HPI: 197.2375
• Rent YoY: —
• 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

-36.0% since first listed

22 events — show timeline

• 2026-05-16 Price Changed $159,900 GTAR
• 2026-04-16 Price Changed $165,900 GTAR
• 2026-03-20 Listed $169,900 GTAR
• 2025-09-18 Price Changed $161,900 GTAR
• 2025-07-31 Price Changed $163,900 GTAR
• 2025-07-03 Price Changed $169,900 GTAR
• 2023-11-15 Sold (Public Records) — Public Records
• 2023-11-15 Sold (Public Records) — Public Records
• 2023-11-08 Sold (MLS) — NTREIS
• 2023-09-12 Pending — NTREIS
• 2023-09-12 Relisted — NTREIS
• 2023-05-31 Relisted — NTREIS
• 2023-05-26 Contingent — NTREIS
• 2023-05-08 Relisted — NTREIS
• 2023-03-29 Price Changed $200,000 NTREIS
• 2022-08-31 Price Changed $175,000 NTREIS
• 2022-07-11 Price Changed $215,000 NTREIS
• 2022-07-08 Price Changed $245,000 NTREIS
• 2022-07-08 Price Changed $225,000 NTREIS
• 2022-07-05 Price Changed $245,000 NTREIS
• 2022-06-16 Listed $250,000 NTREIS
• 1984-11-15 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2024): $4,675 · +40.6% YoY. Source: county tax records.