5917 Pine Cone Ln · Tyler, TX 75707

$450,000

6 bd · 4.0 ba · 2,950 sqft · MultiFamily public records · 14 Days on market

Built 2007 Est $451k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.6/15.0
• Schools +5.5/10.0
• Cash flow +4.0/30.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• 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

Calling all Investors! Here's your opportunity to own one or multiple investment properties in Whitehouse ISD! The Villas at Grande Blvd offers many investment & rental opportunities, and is 100% occupied. Each unit is 1463 square feet, with 3 bedrooms, 2 baths, & a 2 car garage. This exceptional property offers two single family units on one lot. Irrigation & Lawn Maintenance are included and maintained by the HOA. All units had roof replacements in 2021; all units received new fencing in 2023; most units have received upgraded Rheem "lifetime warranty" water heater.

Key facts

• New fencing
• Rental opportunities
• Roof replacements

Tags

• INVESTMENT PROPERTIES
• RENTAL OPPORTUNITIES
• 100 PERCENT OCCUPIED
• TWO SINGLE FAMILY UNITS
• ROOF REPLACEMENTS
• NEW FENCING

Property features AI

Exterior

• Parking: Garage available; Concrete parking surfaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Single-story
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Wood fencing; Porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Carpet; Ceramic tile
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Smoke detectors installed; Porch

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (49.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (50.8% below list).
• Recommended offer: $221k (50.8% below list) — sets the bar for 1% rule.

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.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mozelle Brown El (math 52% / reading 50%, grade C-, #818 of 4,322 statewide, top 19%, 612 students, 57% FRL); Whitehouse J H (math 65% / reading 53%, grade B, #181 of 1,662 statewide, top 11%, 776 students, 49% FRL); Whitehouse H S (math 71% / reading 69%, grade B+, #116 of 1,632 statewide, top 7%, 1,532 students, 44% FRL).
• Market conditions: Rents rising (+2.4%/yr); 190 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/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 $3k of loan paydown is wiped out by about $14k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $221,490 (50.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.49% ✗
• Cap rate: 2.93%
• Cash-on-cash: -12.02%
• DSCR: 0.46
• GRM: 16.9

CMA / ARV

• ARV (on-the-fly): $451,350
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6039 Pine Cone Ln	0.10mi	6/4.0	2,950 (0%)	5mo	$450,000	$153	91
6051 Pine Cone Ln	0.12mi	6/4.0	2,950 (0%)	8mo	$450,000	$153	88

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -39.1%
• Equity multiple: -0.23×
• Total profit: $-154,752
• Equity at exit: $67,096

10-year hold

• IRR: -65.1%
• Equity multiple: -0.94×
• Total profit: $-244,059
• Equity at exit: $38,908

Cash invested: $126,000 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 190
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$465 /mo · $5,579/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-1,263

Break-even live

Break-even rent $3,813

Max offer price $226,968

Occupancy floor —

Sensitivity live

Price	-10% $-1,008	-5% $-1,135	+0% $-1,263	+5% $-1,390	+10% $-1,517
Rent	-10% $-1,438	-5% $-1,350	+0% $-1,263	+5% $-1,175	+10% $-1,088
Rate	-1.0pp $-1,036	-0.5pp $-1,148	base $-1,263	+0.5pp $-1,379	+1.0pp $-1,498

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-05
   statusdays on market $450,000 Pending 14 DOM
2. 2026-06-02
   days on market $450,000 Active 13 DOM
3. 2026-06-01
   days on market $450,000 Active 12 DOM
4. 2026-05-31
   days on market $450,000 Active 11 DOM
5. 2026-05-30
   days on market $450,000 Active 10 DOM
6. 2026-05-20
   listed $450,000 Active

ⓘ 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: $5,579 · $465/mo
• Projected year-2 tax: $8,235 · $686/mo
• Expected delta: +$2,656/yr (+$221/mo · 47.6%)

ⓘ 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 61% 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: $26,579
• − Mortgage interest: −$25,207
• − Property taxes: −$5,579
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$13,091
• Taxable loss: −$23,801
• Est. tax savings @ 24.0%: +$5,712
• After-tax cash flow: $-9,438/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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 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): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• 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

1 event — show timeline

• 2026-05-20 Listed $450,000 GTAR

Property tax history

+3.2%/yr

Latest (2024): $5,579 · +6.4% YoY. Source: county tax records.