12379 Chapman Rd · Tyler, TX 75708

$139,900

4 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 221 Days on market

Built 1975 0.36 ac lot Est $140k · at est. ↓ 15% 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 +19.5/30.0
• ARV discount +7.6/15.0
• Appreciation +7.5/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

Key facts

• Oversized lot
• 0.36 acre lot
• 2 parking spots

Tags

• 2020 ROOF REPLACEMENT
• OVERSIZED LOT

Property features AI

Finance

• Other: Municipal Utility District: Yes
• Financial info: Listing terms: Cash or Conventional; Loan type indicated as Treat As Clear; Second mortgage: No
• HOA & community: No association (None)

Exterior

• Parking: 2 covered spaces; 2 carport spaces; Gravel parking surface
• Security: Audio and video recording consent noted for visitors
• Utilities: City sewer; MUD (Municipal Utility District) water
• Home design: Single-family residence; Residential property; One level; Property attached: Yes
• Construction: Built in 1975
• Exterior features: Less than 0.5 acre lot (about 0.362 acres); Accessible approach with ramp; Subdivision: Fannin Heights; Directions provided to property

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Electric water heater
• Bedrooms: 4 bedrooms (Primary bedroom on level 1, approx. 18 x 15)
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; One living area; One dining area; Room count listed as 2
• Laundry & utility: No laundry appliance details listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Winona ISD (rural): math 32% / reading 35% proficiency, ranked #539 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winona El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 565 students, 90% FRL) — zoned schools average 90% FRL vs 56% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($967 loan paydown + $7k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $140,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12379 Chapman Rd	0.00mi	4/1.5	1,275 (0%)	1mo	$139,900	$110	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.08×
• Total profit: $42,133
• Equity at exit: $78,977

10-year hold

• IRR: 17.2%
• Equity multiple: 4.03×
• Total profit: $118,791
• Equity at exit: $136,054

Cash invested: $39,172 (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 75708

• Home prices YoY: 2.4%
• Active inventory: 67
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $159

Break-even live

Break-even rent $1,220

Max offer price $139,900

Occupancy floor 84%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12336 Chapman Rd Tyler, TX	3.0	1.5	1395	$1,425	$1.02	21d	1	0.11mi
12277 State Highway 155 Tyler, TX	3.0–4.0	2.0	1392	$1,399	$1.01	13d	5	0.82mi

Listing history 11 events

1. 2026-05-12
   status Pending
2. 2026-05-01
   status Pending 746-char remark

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

3. 2026-05-01
   historical Active Option Contract

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

4. 2026-04-16
   price $139,900
5. 2026-04-15
   price $139,900 746-char remark

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

6. 2026-03-15
   price $144,900

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

7. 2026-03-15
   price $144,900 746-char remark

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

8. 2025-11-07
   price $149,900

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

9. 2025-11-07
   price $149,900 746-char remark

   Show marketing remark (746 chars)

   Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

10. 2025-10-03
    listed $165,000 Active

    Show marketing remark (746 chars)

    Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

11. 2025-10-03
    listed $165,000 Active 746-char remark

    Show marketing remark (746 chars)

    Unlock the potential of this 3 or 4 bedroom, 1.5 bath home that’s ready for a fresh chapter. The 4th bedroom could also be a great flex space! With 1,275 square feet, 2020 roof replacement, and great bones, this property is packed with possibilities. Whether you’re an investor looking for your next flip or rental, or an buyer excited to create a home with your own style, this one is worth a closer look. The oversized lot feels larger than expected, giving you outdoor space to relax or let the kids play. Conveniently located in Winona school district and just minutes from Interstate 20, UT Hospital and everything Tyler has to offer, this home is where value and opportunity meet. Bring your vision and make this home your own.

ⓘ 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: $2,063 · $172/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$497/yr (+$41/mo · 24.1%)

ⓘ 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 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: $17,062
• − Mortgage interest: −$7,837
• − Property taxes: −$2,063
• − Insurance: −$700
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,070
• Taxable loss: −$337
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,994/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: Winona ISD
• NCES district ID: 4846230
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $48,761
• Composite: 28.98/100
• National rank: #6624
• State rank: #539 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

• City population: 127,842
• Population (ZIP): 10,001

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 39% Two or more races 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Danish 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 37% Vietnamese 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: ▲ 4.96%
• Current HPI: 216.4494
• Rent YoY: —
• Metro: —
• 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

-15.2% since first listed

11 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-01 Pending — GTAR
• 2026-05-01 Contingent — NTREIS
• 2026-04-16 Price Changed $139,900 NTREIS
• 2026-04-15 Price Changed $139,900 GTAR
• 2026-03-15 Price Changed $144,900 NTREIS
• 2026-03-15 Price Changed $144,900 GTAR
• 2025-11-07 Price Changed $149,900 NTREIS
• 2025-11-07 Price Changed $149,900 GTAR
• 2025-10-03 Listed $165,000 GTAR
• 2025-10-03 Listed $165,000 NTREIS

Property tax history

+4.8%/yr

Latest (2024): $2,063 · +10.9% YoY. Source: county tax records.