1518 W 1st St · Tyler, TX 75701

$105,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 12 Days on market

Built 1959 Est $140k · 25% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• 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

Calling all investors, flippers, and savvy buyers! This property is full of potential and ready for your vision. Whether you're looking for your next flip project, a rental investment, or an affordable starter home, this property offers incredible flexibility and opportunity. The versatile floor plan can easily function as a 2- or 3-bedroom home and features two spacious living areas, giving you multiple layout options. Convert one space into a formal dining room, home office, playroom, or additional bedroom—the possibilities are endless for those with a creative eye. Situated in a convenient location, you'll enjoy easy access to shopping, dining, and everyday amenities. Just minutes

Key facts

• Convenient location
• Versatile floor plan
• Built 1959

Tags

• VERSATILE FLOOR PLAN
• TWO SPACIOUS LIVING AREAS
• EASY ACCESS TO SHOPPING
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot approximately 0.19 acre

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; Single story
• Construction: Composition roof
• Exterior features: Covered porch; Wood fencing

Interior

• Kitchen: Gas oven; Gas range
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Gas log fireplace; Accessible entrance

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.6% 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: Peete El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 414 students, 98% 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: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→25/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 1959 — 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: 1.08% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $140,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Lindsey Ln	0.63mi	2/1.0	1,048 (+7%)	8mo	$149,950	$143	53
1311 W Grove St	0.55mi	2/1.0	854 (-13%)	2mo	$95,999	$112	51

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,189
• Equity at exit: $15,656

10-year hold

• IRR: 7.5%
• Equity multiple: 1.58×
• Total profit: $17,196
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$551
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $205

Break-even live

Break-even rent $876

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $265	-5% $235	+0% $205	+5% $175	+10% $146
Rent	-10% $115	-5% $160	+0% $205	+5% $250	+10% $295
Rate	-1.0pp $258	-0.5pp $232	base $205	+0.5pp $178	+1.0pp $150

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 W 2nd St Tyler, TX	2.0	1.0	810	$750	$0.93	14d	1	0.01mi
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	44d	1	0.11mi
1215 S Lenox St Tyler, TX	3.0	2.0	1090	$1,264	$1.16	44d	1	0.32mi
1216 S Glenwood Blvd Tyler, TX	2.0	1.0	808	$1,200	$1.49	14d	1	0.33mi
1011 W 2nd St Tyler, TX	2.0	1.0	840	$895	$1.07	44d	1	0.36mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	14d	1	0.52mi
507 W Shaw St Tyler, TX	2.0	1.0	1005	$1,250	$1.24	14d	1	0.77mi
2717 W Shaw St Tyler, TX	2.0	1.0	985	$1,200	$1.22	21d	1	0.79mi
2803 W Shaw St Tyler, TX	2.0	1.0	900	$1,050	$1.17	21d	1	0.80mi
710 S Kennedy Ave Unit 710-13 Tyler, TX	1.0	1.0	577	$895	$1.55	14d	1	0.81mi
710 S Kennedy Ave Unit 710-15 Tyler, TX	1.0	1.0	577	$895	$1.55	44d	1	0.81mi
2813 W Shaw St Tyler, TX	1.0	2.0	895	$1,200	$1.34	14d	1	0.82mi
2815 W Shaw St Unit 2 Tyler, TX	2.0	1.0	875	$1,200	$1.37	44d	1	0.83mi
321 W 3rd St Tyler, TX	1.0	1.0	688	$1,350	$1.96	44d	1	0.83mi
719 Augusta Ave Unit 719 Tyler, TX	1.0	1.0	846	$1,250	$1.48	44d	1	0.85mi
808 S Robertson Ave Unit d Tyler, TX	1.0	1.0	840	$795	$0.95	14d	1	0.85mi
310 S Boon Ave Tyler, TX	2.0	1.0	819	$1,200	$1.47	44d	1	0.97mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	21d	1	1.00mi
3111 W Jackson St Tyler, TX	3.0	2.0	1028	$1,564	$1.52	44d	1	1.01mi
514 S Bois D Arc Ave Unit 2 Tyler, TX	1.0	1.0	900	$750	$0.83	21d	1	1.14mi
514 S Bois D Arc Ave Unit 10 Tyler, TX	1.0	1.0	900	$650	$0.72	21d	1	1.14mi
435 S College Ave Unit B Tyler, TX	1.0	1.0	908	$925	$1.02	14d	1	1.20mi
210 N Ross Ave Tyler, TX	2.0	1.0	850	$695	$0.82	21d	1	1.27mi
2908 Rhinehart St Tyler, TX	3.0	2.0	1000	$1,200	$1.20	14d	1	1.29mi
420 E Dodge St Tyler, TX	3.0	2.0	940	$950	$1.01	14d	1	1.30mi
905 S Wall Ave Tyler, TX	1.0	1.0	600	$665	$1.11	21d	1	1.31mi
520 S Fannin Ave Tyler, TX	1.0	1.0	900	$950	$1.06	21d	1	1.36mi
520 S Fannin Ave Unit 520-4 Tyler, TX	1.0	1.0	900	$895	$0.99	21d	1	1.36mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,150	$1.08	14d	14	1.44mi
230 S Broadway Ave Tyler, TX	1.0	1.0	523	$1,262	$2.41	14d	6	1.45mi
1806 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	21d	1	1.45mi
403 E Noble St Unit 403 Tyler, TX	1.0	1.0	630	$1,000	$1.59	21d	1	1.45mi
1800 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	21d	1	1.46mi
1822 W Oakwood St Tyler, TX	2.0	1.0	900	$1,100	$1.22	44d	1	1.46mi

Listing history 11 events

1. 2026-06-19
   days on market $105,000 Active 12 DOM
2. 2026-06-18
   days on market $105,000 Active 11 DOM
3. 2026-06-17
   days on market $105,000 Active 10 DOM
4. 2026-06-16
   days on market $105,000 Active 9 DOM
5. 2026-06-15
   days on market $105,000 Active 8 DOM
6. 2026-06-14
   days on market $105,000 Active 6 DOM
7. 2026-06-13
   days on market $105,000 Active 5 DOM
8. 2026-06-10
   days on market $105,000 Active 3 DOM
9. 2026-06-09
   days on market $105,000 Active 2 DOM
10. 2026-06-08
    remarks 693-char remark
11. 2026-06-08
    listed $105,000 Active 1 DOM

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$750/yr (+$62/mo · 64.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 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: $13,629
• − Mortgage interest: −$5,882
• − Property taxes: −$1,172
• − Insurance: −$525
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,055
• Taxable income: $815
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,267/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

2 events — show timeline

• 2026-06-07 Listed $105,000 GTAR
• 2025-07-28 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,172 · +7.4% YoY. Source: county tax records.