2302/2304 Aberdeen Dr · Tyler, TX 75703

$310,000

None bd · None ba · 3,020 sqft · MultiFamily · 187 Days on market

Built 1976 Good condition $103/sqft · 14% below area Est $362k · 14% under ↓ 11% 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 +18.0/30.0
• ARV discount +14.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Prime investment opportunity in a convenient Tyler location! This fully occupied duplex offers two spacious units, each featuring 3 bedrooms, 2 full bathrooms, and over 1,500 square feet. Each unit also includes a bedroom and full bathroom on the main level, providing a practical layout with strong tenant appeal. With the heavy lifting already done, this property is ready to continue producing income from day one. Located just minutes from TJC, downtown Tyler, shopping, dining, and the hospital district, it offers the kind of central location investors look for.

Key facts

• Built 1976
• Listed 186 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive. Per door: $132/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (1.7% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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-, 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 soft (-1.9%/yr); 1024 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 187 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wind risk, 59% 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 $272,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $362,019
• List price: $310,000
• Delta: -14.37%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1915 Stonegate Valley Dr	1.24mi	4/3.5	3,050 (+1%)	1mo	$763,500	$250	62
1500 Sequoia Dr	0.69mi	3/3.0	3,097 (+2%)	2mo	$495,000	$160	62
1100 E Amherst	1.08mi	4/3.0	2,900 (-4%)	2mo	$525,000	$181	57
3806 Pollard Dr	0.84mi	3/2.0	2,885 (-4%)	1mo	$519,000	$180	57
5603 Elderwood Dr	1.46mi	3/3.0	3,223 (+7%)	0mo	$450,000	$140	54
1804 Decharles St	0.72mi	4/3.0	2,553 (-16%)	1mo	$225,000	$88	40
5415 Andover Dr	1.18mi	4/2.0	2,593 (-14%)	2mo	$418,000	$161	40
5718 Gloucester Dr	1.36mi	4/3.5	3,741 (+24%)	0mo	$489,900	$131	40
3618 New Copeland Rd	1.31mi	3/2.0	2,347 (-22%)	1mo	$374,900	$160	40
3720-3722 Colony Park Dr	1.27mi	—/—	3,660 (+21%)	2mo	$370,000	$101	38
5630 Berkeley Dr	1.20mi	3/2.0	2,294 (-24%)	2mo	$424,444	$185	38
5722 Gloucester Dr	1.37mi	4/2.0	2,549 (-16%)	3mo	$390,000	$153	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-42,252
• Equity at exit: $46,222

10-year hold

• IRR: -10.9%
• Equity multiple: 0.43×
• Total profit: $-49,399
• Equity at exit: $26,803

Cash invested: $86,800 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $369,950 ($116/sqft)
• Median days on market: 134 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75703

• Rents YoY: -1.9%
• Active inventory: 1024
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,047 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $265

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,048
Total (2 units)			$3,047

Break-even live

Break-even rent $2,712

Max offer price $310,000

Occupancy floor 86%

Sensitivity live

Price	-10% $479	-5% $372	+0% $265	+5% $158	+10% $51
Rent	-10% $24	-5% $144	+0% $265	+5% $385	+10% $506
Rate	-1.0pp $421	-0.5pp $344	base $265	+0.5pp $184	+1.0pp $103

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Villa Dr Tyler, TX	2.0	2.5	1700	$1,450	$0.85	10d	1	0.07mi
4309 Aberdeen Dr Tyler, TX	3.0	2.0	1219	$1,475	$1.21	184d	1	0.13mi
4418 Edinburgh Dr Tyler, TX	3.0	2.0	1407	$1,750	$1.24	184d	1	0.16mi
4222 S Park Dr Unit 210 Tyler, TX	3.0	2.0	1321	$1,095	$0.83	48d	1	0.16mi
4222 S Park Dr Unit 210 Tyler, TX	3.0	2.0	1321	$1,095	$0.83	51d	1	0.16mi
4222 S Park Dr Unit 202 Tyler, TX	2.0	2.0	1050	$975	$0.93	51d	1	0.16mi
4118 Southpark Dr Tyler, TX	3.0	2.0	1552	$1,450	$0.93	184d	1	0.17mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	162d	1	0.23mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	162d	1	0.24mi
1909 Sybil Ln Tyler, TX	1.0–3.0	1.0–2.0	1067	$1,464	$1.37	0d	10	0.26mi
4400 Troup Hwy Tyler, TX	1.0–2.0	1.0–2.0	744	$1,233	$1.66	0d	12	0.27mi
4400 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	905	$1,219	$1.35	0d	37	0.28mi
1917 Easy St Tyler, TX	3.0	2.0	1550	$1,595	$1.03	10d	1	0.29mi
4618 Dundee Dr Tyler, TX	4.0	2.0	2140	$1,999	$0.93	22d	1	0.32mi
4618 Dundee Dr Unit Na Tyler, TX	4.0	2.0	2140	$1,999	$0.93	10d	1	0.32mi
4201 Park Pl Tyler, TX	3.0	2.0	1475	$1,495	$1.01	15d	1	0.33mi
4201 Park Pl Tyler, TX	3.0	2.0	1475	$1,525	$1.03	14d	1	0.33mi
4201 Park Pl Tyler, TX	3.0	2.0	1415	$1,450	$1.02	2d	1	0.33mi
4600 Paluxy Dr Tyler, TX	2.0	1.0–2.0	585	$1,234	$2.11	0d	19	0.35mi
2327 Plume Dr Tyler, TX	3.0	1.0	1064	$1,395	$1.31	9d	1	0.42mi
2801 Calloway Rd Tyler, TX	1.0–2.0	1.0–2.0	—	$1,399	—	0d	1	0.63mi
3304 Golden Rd Unit 1422 Tyler, TX	2.0	2.0	811	$1,274	$1.57	162d	1	0.65mi
3304 Golden Rd Unit 1222 Tyler, TX	2.0	2.0	811	$1,274	$1.57	184d	1	0.65mi
3304 Golden Rd Unit 224 Tyler, TX	2.0	2.0	811	$1,199	$1.48	9d	1	0.65mi
4920 Thistle Dr Tyler, TX	3.0	1.0–2.0	775	$1,498	$1.93	0d	14	0.72mi
3306 Greg Ln Tyler, TX	3.0	1.0	1225	$1,375	$1.12	10d	1	0.72mi
4616 Commanche Trl Tyler, TX	3.0	2.0	1777	$1,849	$1.04	25d	1	0.73mi
2525 Shiloh Rd Tyler, TX	2.0–3.0	2.0	1060	$1,499	$1.41	10d	1	0.76mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	154d	1	0.77mi
2725 Amy Ln Tyler, TX	2.0	1.5	1146	$1,520	$1.33	154d	1	0.78mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	184d	1	0.79mi
2741 Amy Ln Tyler, TX	4.0	2.5	1812	$2,075	$1.15	50d	1	0.80mi
2741 Amy Ln Tyler, TX	4.0	2.5	1812	$1,925	$1.06	2d	1	0.80mi
1717 Shiloh Rd Tyler, TX	1.0–3.0	1.0–2.0	1000	$1,548	$1.55	0d	7	0.82mi
5058 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	965	$1,481	$1.53	0d	7	0.86mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	184d	1	0.86mi
3113 Greg Ln Tyler, TX	3.0	1.5	1157	$1,300	$1.12	154d	1	0.87mi
2911 Shiloh Rd Tyler, TX	1.0–3.0	1.0–2.0	1087	$1,246	$1.15	0d	1	0.91mi
1406 Kingspark Dr Unit Na Tyler, TX	3.0	2.5	2436	$3,300	$1.35	9d	1	0.94mi
1825 Courtney Dr Tyler, TX	3.0	2.0	1783	$1,995	$1.12	51d	1	0.96mi

Property features AI

Finance

• Financial info: Annual property tax: $5,095

Exterior

• Home design: Duplex residential income propertyZoned Residential Townhouse
• Exterior features: Located on a lakeSubdivision: Highlands

Interior

• Heating & cooling: Central Air
• Interior features: Wood-burning fireplaceCentral air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $310,000 Active 187 DOM
2. 2026-11-07
   days on market $310,000 Active 186 DOM
3. 2026-11-06
   days on market $310,000 Active 185 DOM
4. 2026-11-05
   days on market $310,000 Active 184 DOM
5. 2026-11-04
   days on market $310,000 Active 183 DOM
6. 2026-11-02
   days on market $310,000 Active 181 DOM
7. 2026-11-01
   days on market $310,000 Active 180 DOM
8. 2026-10-31
   days on market $310,000 Active 179 DOM
9. 2026-10-30
   days on market $310,000 Active 178 DOM
10. 2026-10-29
    days on market $310,000 Active 177 DOM
11. 2026-10-28
    days on market $310,000 Active 176 DOM
12. 2026-10-27
    days on market $310,000 Active 175 DOM
13. 2026-10-26
    days on market $310,000 Active 174 DOM
14. 2026-10-25
    days on market $310,000 Active 173 DOM
15. 2026-10-24
    days on market $310,000 Active 172 DOM
16. 2026-10-23
    days on market $310,000 Active 171 DOM
17. 2026-10-22
    days on market $310,000 Active 170 DOM
18. 2026-10-21
    days on market $310,000 Active 169 DOM
19. 2026-10-20
    days on market $310,000 Active 168 DOM
20. 2026-10-19
    days on market $310,000 Active 167 DOM
21. 2026-10-18
    days on market $310,000 Active 166 DOM
22. 2026-10-17
    days on market $310,000 Active 165 DOM
23. 2026-10-16
    days on market $310,000 Active 164 DOM
24. 2026-10-15
    days on market $310,000 Active 163 DOM
25. 2026-10-14
    days on market $310,000 Active 162 DOM
26. 2026-10-13
    days on market $310,000 Active 161 DOM
27. 2026-10-12
    days on market $310,000 Active 160 DOM
28. 2026-10-11
    days on market $310,000 Active 159 DOM
29. 2026-10-10
    days on market $310,000 Active 158 DOM
30. 2026-10-09
    days on market $310,000 Active 157 DOM
31. 2026-10-08
    days on market $310,000 Active 156 DOM
32. 2026-10-07
    days on market $310,000 Active 155 DOM
33. 2026-10-06
    days on market $310,000 Active 154 DOM
34. 2026-10-05
    days on market $310,000 Active 153 DOM
35. 2026-10-04
    days on market $310,000 Active 152 DOM
36. 2026-10-03
    days on market $310,000 Active 151 DOM
37. 2026-10-02
    days on market $310,000 Active 150 DOM
38. 2026-10-01
    days on market $310,000 Active 149 DOM
39. 2026-09-30
    days on market $310,000 Active 148 DOM
40. 2026-09-29
    days on market $310,000 Active 147 DOM
41. 2026-09-28
    days on market $310,000 Active 146 DOM
42. 2026-09-27
    days on market $310,000 Active 145 DOM
43. 2026-09-26
    days on market $310,000 Active 144 DOM
44. 2026-09-25
    days on market $310,000 Active 143 DOM
45. 2026-09-24
    days on market $310,000 Active 142 DOM
46. 2026-09-24
    days on market $310,000 Active 141 DOM
47. 2026-09-22
    days on market $310,000 Active 140 DOM
48. 2026-09-21
    days on market $310,000 Active 139 DOM
49. 2026-09-20
    days on market $310,000 Active 138 DOM
50. 2026-09-18
    days on market $310,000 Active 136 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $36,564
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − Depreciation: −$9,018
• Taxable loss: −$1,869
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $3,626/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $15,100–$45,300 screening

This fully occupied duplex is in good condition with minimal repairs needed. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Improves curb appeal and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Clarkston El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Hubbard Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Tyler Legacy H S F TX #767/1,632 Nat'l #7,907/17,239

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

B Composite livability gradescore 75/100

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 · 248,890 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: 12% of renters

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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%

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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%
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Tagalog/Filipino 1%

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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

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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

Property features AI

Finance

• Financial info: Annual property tax: $5,095

Exterior

• Home design: Duplex residential income propertyZoned Residential Townhouse
• Exterior features: Located on a lakeSubdivision: Highlands

Interior

• Heating & cooling: Central Air
• Interior features: Wood-burning fireplaceCentral air conditioning

Price history

-11.4% since first listed

4 events — show timeline

• 2026-05-05 Listed $310,000 GTAR
• 2024-12-26 Delisted — GTAR
• 2024-12-04 Price Changed $300,000 GTAR
• 2024-10-21 Listed $350,000 GTAR