400 Brigadoon · Tyler, TX 75703

$189,900

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 24 Days on market

Built 1982 0.57 ac lot Est $272k · 30% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• 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

Listing remarks MLS

Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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-, schools D+, crime 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.
• Market conditions: Rents soft (-1.9%/yr); 649 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 30% of the median local income ($79k/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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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, 62% 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 $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $271,956
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9352 Brigadoon St	0.03mi	3/2.0	1,604 (+2%)	9mo	$289,900	$181	87
9307 Kelly Green St	0.07mi	3/2.0	1,666 (+6%)	10mo	$265,000	$159	78
9313 Tipperary Dr	0.13mi	3/2.0	1,674 (+6%)	16mo	$289,900	$173	70

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-25,175
• Equity at exit: $28,315

10-year hold

• IRR: -10.7%
• Equity multiple: 0.44×
• Total profit: $-29,566
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$996
• Tax from tax record: −$324 /mo · $3,892/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $178

Break-even live

Break-even rent $1,771

Max offer price $189,900

Occupancy floor 86%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4818 CR 219 Unit 702 Tyler, TX	3.0	2.0	1365	$1,850	$1.36	44d	1	0.74mi
4818 CR 219 Unit 303 Tyler, TX	2.0	2.0	1200	$1,600	$1.33	44d	1	0.74mi
421 W Cumberland Rd #703 Tyler, TX	2.0	2.0	1567	$1,800	$1.15	44d	1	0.81mi
562 Centennial Pkwy Tyler, TX	1.0–2.0	1.0–2.0	905	$1,937	$2.14	13d	23	0.87mi
7352 Kingsport Ln Tyler, TX	3.0	2.0	1875	$4,500	$2.40	13d	1	1.29mi
1811 Spruce Pine Ln Tyler, TX	3.0	2.0	1662	$2,500	$1.50	44d	1	1.35mi
1666 W Cumberland Rd Tyler, TX	1.0–3.0	1.0–2.0	939	$1,725	$1.84	13d	6	1.36mi
1212 Centennial Trl Tyler, TX	3.0	2.5	2034	$2,600	$1.28	44d	1	1.47mi

Listing history 10 events

1. 2026-05-07
   soldstatus
2. 2026-05-06
   soldstatus Closed 419-char remark

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

3. 2026-04-18
   status Pending

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

4. 2026-04-18
   status Pending 419-char remark

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

5. 2026-04-11
   status Active

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

6. 2026-04-11
   status Active 419-char remark

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

7. 2026-03-30
   status Pending 419-char remark

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

8. 2026-03-30
   status Active 419-char remark

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

9. 2026-03-12
   listed $189,900 Active 419-char remark

   Show marketing remark (419 chars)

   Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

10. 2026-03-12
    listed $189,900 Active

    Show marketing remark (419 chars)

    Beautiful 3-bedroom, 2-bath home located in the desirable South Tyler area. This 1,572 sq ft property features a spacious living area with vaulted ceilings and fireplace, a functional kitchen with ample cabinet space, and comfortable bedrooms. Great opportunity for homeowners or investors. Buyers are encouraged to attend the open house and contact the listing agent for additional details regarding the offer process.

ⓘ 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: $3,892 · $324/mo
• Projected year-2 tax: $3,892 · $324/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $23,967
• − Mortgage interest: −$10,637
• − Property taxes: −$3,892
• − Insurance: −$950
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$5,524
• Taxable loss: −$871
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,351/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

+0.0% since first listed

10 events — show timeline

• 2026-05-07 Sold (Public Records) — Public Records
• 2026-05-06 Sold (MLS) — GTAR
• 2026-04-18 Pending — LAAR
• 2026-04-18 Pending — GTAR
• 2026-04-11 Relisted — LAAR
• 2026-04-11 Relisted — GTAR
• 2026-03-30 Pending — GTAR
• 2026-03-30 Relisted — GTAR
• 2026-03-12 Listed $189,900 LAAR
• 2026-03-12 Listed $189,900 GTAR

Property tax history

+5.2%/yr

Latest (2024): $3,892 · +14.7% YoY. Source: county tax records.