10925 Mosswood Dr · Tyler, TX 75703

$285,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 11 Days on market

Built 1984 0.34 ac lot $187/sqft · 23% below area Est $372k · 23% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• 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

Fantastic South Tyler home! Great curb appeal and situated on a shady corner lot. Vaulted ceilings and brick fireplace in the living room. Bright, spacious kitchen and dining area. Tons of storage throughout the home. Primary suite has two walk-in closets, a linen closet, and en suite bathroom. Two guest rooms share a hall bath. The back patio is the perfect place for outdoor entertaining! Located near the Old Jacksonville and Cumberland Rd. intersection, you can be just about anywhere in Tyler within minutes!

Key facts

• Quiet corner lot
• Brick fireplace
• Natural light

Tags

• QUIET CORNER LOT
• QUICK ACCESS TO LOOP 49
• QUICK ACCESS TO I-20
• NATURAL LIGHT
• VAULTED CEILINGS
• BRICK FIREPLACE

Property features AI

Exterior

• Parking: 2-car garage; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer
• Home design: Single-family detached residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Covered patio; Patio; Chain link and wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central air; Ceiling fans
• Interior features: Pantry; Fireplace with gas starter and wood-burning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (6.9% below list).
• Recommended offer: $265k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Dr Bryan C Jack El (math 53% / reading 51%, grade C-, #742 of 4,322 statewide, top 19%, 685 students, 46% FRL); Three Lakes Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 873 students, 64% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL).
• Market conditions: Rents soft (-1.9%/yr); 649 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 40% 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 $2k of loan paydown is wiped out by about $9k 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.
• 4 sale attempts since 12y ago 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 $265,247 (6.9% 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: 0.93% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $372,418
• List price: $285,000
• Delta: -23.47%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.44×
• Total profit: $-44,840
• Equity at exit: $42,494

10-year hold

• IRR: -14.5%
• Equity multiple: 0.28×
• Total profit: $-57,266
• Equity at exit: $24,642

Cash invested: $79,800 (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 75703

• Rents YoY: -1.9%
• Active inventory: 649
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$339 /mo · $4,074/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $143

Break-even live

Break-even rent $2,472

Max offer price $285,000

Occupancy floor 90%

Sensitivity live

Price	-10% $304	-5% $223	+0% $143	+5% $62	+10% $-19
Rent	-10% $-67	-5% $38	+0% $143	+5% $247	+10% $352
Rate	-1.0pp $286	-0.5pp $215	base $143	+0.5pp $69	+1.0pp $-6

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10801 Harvestwood Dr Tyler, TX	4.0	2.5	1964	$3,750	$1.91	14d	1	0.13mi
1666 W Cumberland Rd Tyler, TX	1.0–3.0	1.0–2.0	939	$1,725	$1.84	14d	6	0.80mi
1811 Spruce Pine Ln Tyler, TX	3.0	2.0	1662	$2,500	$1.50	44d	1	0.82mi
16104 Echo Glen Dr Unit 16104 Tyler, TX	3.0	2.0	1199	$1,690	$1.41	44d	1	0.88mi
16108 Echo Glen Dr Tyler, TX	3.0	2.0	1225	$1,795	$1.47	44d	1	0.89mi
15542 County Road 178 Unit I209 Tyler, TX	3.0	2.0	1450	$1,900	$1.31	44d	1	0.89mi
7352 Kingsport Ln Tyler, TX	3.0	2.0	1875	$4,500	$2.40	14d	1	0.91mi
11201 County Road 166 Tyler, TX	3.0	2.0	1635	$2,595	$1.59	44d	1	1.03mi
11086 County Road 167 Unit 11 Tyler, TX	3.0	2.0	1495	$1,900	$1.27	44d	1	1.28mi
16440 County Road 178 #1007 Tyler, TX	3.0	2.5	1986	$1,775	$0.89	44d	1	1.46mi

Listing history 10 events

1. 2026-05-18
   listed $285,000 Active
2. 2026-05-15
   listed $285,000 Active 1320-char remark
3. 2024-03-13
   soldstatus
4. 2024-03-08
   soldstatus Closed

   Show marketing remark (515 chars)

   Fantastic South Tyler home! Great curb appeal and situated on a shady corner lot. Vaulted ceilings and brick fireplace in the living room. Bright, spacious kitchen and dining area. Tons of storage throughout the home. Primary suite has two walk-in closets, a linen closet, and en suite bathroom. Two guest rooms share a hall bath. The back patio is the perfect place for outdoor entertaining! Located near the Old Jacksonville and Cumberland Rd. intersection, you can be just about anywhere in Tyler within minutes!

5. 2024-02-15
   historical

   Show marketing remark (515 chars)

   Fantastic South Tyler home! Great curb appeal and situated on a shady corner lot. Vaulted ceilings and brick fireplace in the living room. Bright, spacious kitchen and dining area. Tons of storage throughout the home. Primary suite has two walk-in closets, a linen closet, and en suite bathroom. Two guest rooms share a hall bath. The back patio is the perfect place for outdoor entertaining! Located near the Old Jacksonville and Cumberland Rd. intersection, you can be just about anywhere in Tyler within minutes!

6. 2024-02-14
   listed $259,900 Active

   Show marketing remark (515 chars)

   Fantastic South Tyler home! Great curb appeal and situated on a shady corner lot. Vaulted ceilings and brick fireplace in the living room. Bright, spacious kitchen and dining area. Tons of storage throughout the home. Primary suite has two walk-in closets, a linen closet, and en suite bathroom. Two guest rooms share a hall bath. The back patio is the perfect place for outdoor entertaining! Located near the Old Jacksonville and Cumberland Rd. intersection, you can be just about anywhere in Tyler within minutes!

7. 2014-08-18
   soldstatus
8. 2014-08-15
   soldstatus
9. 2014-06-17
   listed $139,900
10. 2002-11-21
    soldstatus

ⓘ 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: $4,074 · $339/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: +$1,142/yr (+$95/mo · 28.0%)

ⓘ 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 6/10 Major 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: $31,830
• − Mortgage interest: −$15,964
• − Property taxes: −$4,074
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$8,291
• Taxable loss: −$3,017
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $2,436/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

• 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

+103.7% since first listed

11 events — show timeline

• 2026-05-26 Pending — GTAR
• 2026-05-18 Listed $285,000 NTREIS
• 2026-05-15 Listed $285,000 GTAR
• 2024-03-13 Sold (Public Records) — Public Records
• 2024-03-08 Sold (MLS) — GTAR
• 2024-02-15 Delisted — GTAR
• 2024-02-14 Listed $259,900 GTAR
• 2014-08-18 Sold (Public Records) — Public Records
• 2014-08-15 Sold (MLS) — GTAR
• 2014-06-17 Listed $139,900 GTAR
• 2002-11-21 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2024): $4,074 · +14.4% YoY. Source: county tax records.