2228 Aberdeen Dr #2226 · Tyler, TX 75703

$605,000

None bd · 4.0 ba · 6,332 sqft · MultiFamily public records · 11 Days on market

Built 1976 0.27 ac lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Prime investment opportunity! 2 duplexes next door to each other at a great discounted price, allowing investors to acquire 2 duplexes with a total of 4 income-producing units. Both duplexes feature two spacious units, with each unit offering 3 bedrooms, 2 full bathrooms, and over 1,500 square feet. The units include a bedroom and a full bathroom on the main level, creating a functional layout that appeals to a wide range of tenants. 2226-2228 has been updated with new flooring and fresh paint. Both units at 2302-2304 are occupied by long-term renters. Conveniently located just minutes from TJC, downtown Tyler, shopping, dining, and the medical district, this location offers strong rent

Key facts

• Fresh paint
• New flooring
• Functional layout

Tags

• INVESTMENT OPPORTUNITY
• TWO DUPLEXES
• INCOME PRODUCING UNITS
• FUNCTIONAL LAYOUT
• NEW FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Parcel will subdivide; Lot approximately 0.2690 acres; Building area about 6040 (source: public records)
• Financial info: Treat as clear loan type; No second mortgage; Gross annual income/expenses and NOI reported as zero (per listing)
• HOA & community: No association

Exterior

• Parking: Carport; 1 parking space
• Utilities: Individual gas meter; Individual water meter; Municipal utility district not present
• Home design: Residential income duplex; Two buildings on the parcel; Property faces unknown
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1976
• Exterior features: Will subdivide

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet
• Heating & cooling: Central heating; Fireplace(s); Central air; Electric cooling
• Interior features: Other interior features; Two levels

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $605k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $605k).
• Cap rate 8.7% 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) — zoned schools average 81% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.9%/yr); 649 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• At $6,433/mo this rent would consume 97% of the median local household income ($79k/yr) (locally 1585% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 11 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $605,000

Questions for the listing agent

1. Built in 1976 — 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 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: 1.06% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.8

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-40,809
• Equity at exit: $90,207

10-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-10,663
• Equity at exit: $52,309

Cash invested: $169,400 (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 75703

• Rents YoY: -1.9%
• Active inventory: 649
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $6,433 high
• Mortgage (P&I): −$3,173
• Tax from tax record: −$461 /mo · $5,538/yr
• Insurance: −$252
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,351
• Net cashflow: $1,196

Break-even live

Break-even rent $4,919

Max offer price $605,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,538	-5% $1,367	+0% $1,196	+5% $1,025	+10% $853
Rent	-10% $688	-5% $942	+0% $1,196	+5% $1,450	+10% $1,704
Rate	-1.0pp $1,501	-0.5pp $1,350	base $1,196	+0.5pp $1,039	+1.0pp $880

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$6,432
Total (4 units)			$6,433

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: $151,250
• Closing costs: $18,150
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $605,000 Active 11 DOM
2. 2026-06-18
   days on market $605,000 Active 10 DOM
3. 2026-06-17
   days on market $605,000 Active 9 DOM
4. 2026-06-16
   days on market $605,000 Active 8 DOM
5. 2026-06-15
   days on market $605,000 Active 7 DOM
6. 2026-06-14
   days on market $605,000 Active 5 DOM
7. 2026-06-13
   days on market $605,000 Active 4 DOM
8. 2026-06-10
   days on market $605,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $605,000 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: $5,538 · $461/mo
• Projected year-2 tax: $11,072 · $923/mo
• Expected delta: +$5,534/yr (+$461/mo · 99.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 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: $77,196
• − Mortgage interest: −$33,889
• − Property taxes: −$5,538
• − Insurance: −$3,025
• − Repairs & maintenance: −$6,176
• − Management: −$6,176
• − Depreciation: −$17,600
• Taxable income: $4,793
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $13,200/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): 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

3 events — show timeline

• 2026-06-08 Listed $605,000 NTREIS
• 2024-05-28 Sold (Public Records) — Public Records
• 2000-10-09 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2024): $5,538 · +17.1% YoY. Source: county tax records.