2323 Belvedere Blvd · Tyler, TX 75702

$85,000

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 14 Days on market

Built 1946 0.26 ac lot $58/sqft · 27% below area Est $116k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the growing Tyler market, this 3-bedroom, 2-bath property at 2323 Belvedere Blvd offers strong potential for investors looking to expand their portfolio. Featuring a functional layout, spacious living areas, and solid curb appeal, this home presents an excellent opportunity for a rental property, fix-and-flip, or long-term hold. Conveniently situated near schools, shopping, dining, and major roadways, the property is positioned in an area with continued demand and growth. With the right updates and vision, this home has the potential to generate attractive returns and long-term value. Cash ONLY! Buyer to purchase survey. Buyer to verify info.

Key facts

• Solid curb appeal
• Functional layout
• 0.26 acre lot

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• SOLID CURB APPEAL

Property features AI

Finance

• Other: Listing is Active Under Contract; Photos available (16)
• Financial info: Treat as clear loan type; No second mortgage; Listing terms: Cash; Possession negotiable; typical 30-60 days or at closing/funding
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 1946; Not attached
• Construction: Year built 1946
• Exterior features: Lot less than 0.5 acre (approximately 0.2583 acres); Subdivision: Forest Hills; Use GPS for directions

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Interior features: Built-in features; Pantry; One living area; One dining area; One level (single story)
• Laundry & utility: Room count listed as 2

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.9% vs local median 3.5% 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: T J Austin El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 334 students, 99% FRL); Boulter Middle (math 28% / reading 22%, grade F, #1,258 of 1,662 statewide, top 77%, 853 students, 93% FRL); Tyler H S (math 26% / reading 27%, grade F, #1,228 of 1,632 statewide, top 76%, 2,164 students, 90% FRL) — zoned schools average 94% FRL vs 66% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Tyler ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 156 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% of the median local income ($52k/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 $588 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 + 2.3% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $85,000

Questions for the listing agent

1. Built in 1946 — 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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.19%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $115,735
• List price: $85,000
• Delta: -26.56%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Belvedere Blvd	0.10mi	3/1.5	1,444 (-2%)	1mo	$58,300	$40	90
706 N Forest Ave	0.45mi	3/1.0	1,397 (-5%)	12mo	$70,000	$50	61
1556 Crescent Dr	0.61mi	3/2.0	1,471 (-0%)	15mo	$199,900	$136	55
1291 N Englewood	0.66mi	3/2.0	1,588 (+8%)	14mo	$249,900	$157	41
1603 N Glenwood	0.50mi	4/2.0 (+1)	1,349 (-8%)	18mo	$169,900	$126	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 · 2.27% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.82×
• Total profit: $19,549
• Equity at exit: $12,674

10-year hold

• IRR: 28.1%
• Equity multiple: 3.40×
• Total profit: $57,124
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

ZIP-level market 75702

• Home prices YoY: -5.8%
• Rents YoY: 2.3%
• Active inventory: 156
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$446
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $539

Break-even live

Break-even rent $745

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $587	-5% $563	+0% $539	+5% $515	+10% $491
Rent	-10% $426	-5% $483	+0% $539	+5% $596	+10% $652
Rate	-1.0pp $582	-0.5pp $561	base $539	+0.5pp $517	+1.0pp $495

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1538 N Hill Ave Tyler, TX	3.0	2.0	1813	$1,650	$0.91	23d	1	0.53mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	15d	1	0.67mi
1523 N Englewood Ave Tyler, TX	3.0	2.0	1542	$1,650	$1.07	45d	1	0.68mi
1822 W Oakwood St Tyler, TX	2.0	1.0	900	$1,100	$1.22	45d	1	0.70mi
1806 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	23d	1	0.72mi
1800 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	23d	1	0.73mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	45d	1	0.75mi
2007 Bradshaw Dr Tyler, TX	3.0	2.0	1056	$1,600	$1.52	45d	1	0.94mi
826 W Franklin St Tyler, TX	3.0	2.0	1273	$1,550	$1.22	15d	1	1.01mi
809 W Harmony St Tyler, TX	3.0	2.0	1309	$1,500	$1.15	45d	1	1.03mi
1618 N Tenneha Ave Tyler, TX	3.0	1.0	1587	$1,400	$0.88	15d	1	1.10mi
714 W Bow St Unit B Tyler, TX	2.0	1.0	969	$785	$0.81	15d	1	1.17mi
819 W 26th St Tyler, TX	3.0	2.0	1200	$995	$0.83	23d	1	1.26mi
821 W 26th St Tyler, TX	3.0	2.0	1200	$995	$0.83	23d	1	1.26mi
2202 W Nw LOOP Tyler, TX	2.0–3.0	2.0	1115	$1,371	$1.23	23d	1	1.27mi
501 W Vance St Tyler, TX	3.0	2.0	1160	$1,350	$1.16	45d	1	1.28mi
611 N Border Ave Unit 300 Tyler, TX	2.0	1.5	1008	$1,200	$1.19	45d	1	1.34mi
2515 N Tenneha Ave Tyler, TX	2.0	1.0	910	$945	$1.04	45d	1	1.34mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	23d	1	1.42mi

Listing history 2 events

1. 2026-05-18
   historical Active Option Contract 662-char remark
2. 2026-05-12
   listed $85,000 Active 662-char remark

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$266/yr (+$22/mo · 20.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 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: $17,131
• − Mortgage interest: −$4,761
• − Property taxes: −$1,289
• − Insurance: −$425
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,473
• Taxable income: $5,442
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $5,164/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): 27,927
• Household income: $51,564
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 803.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% Black 37% White 12% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 44%

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: ▼ -12.63%
• Current HPI: 207.1573
• Rent YoY: ▲ 2.27%
• 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

• 2026-05-26 Pending — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-12 Listed $85,000 NTREIS

Property tax history

+3.1%/yr

Latest (2024): $1,289 · +7.4% YoY. Source: county tax records.