3367 Cascades Blvd #126 Blvd · Tyler, TX 75709

$345,000

3 bd · 2.0 ba · 1,895 sqft · SingleFamily public records · 202 Days on market

Built 2008 $182/sqft · 8% below area Est $375k · 8% under $511/mo HOA · 11% of rent

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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 +23.8/30.0
• ARV discount +11.1/15.0
• 1% rule +8.0/10.0
• DSCR +7.7/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your every own Penthouse! Step in! You'll be impressed by the spacious feeling of the open floorplan complemented by the 12 ft. ceilings throughout! Beautiful hardwood flooring in the living & dining rooms. The gourmet kitchen… Features a 48” high end, gas, KitchenAid cook top, double ovens and commercial grade vent hood. Beautiful granite counter tops and stainless appliances, spacious walk-in pantry and island with additional storage. Tile in the wet areas and carpet in the bedrooms. Three way split bedroom arrangement. Private guest bedroom with a full adjoining bath, spacious closet, and private access to the patio. Large Master bedroom and en suite bath with granite vanity and double lavatories, a walk-in tile & glass shower, jetted soaking tub, and large walk-in closet! The third split is a “flex room” w/ closet. This room could be a study/office or third bedroom. The cased windows in the Master bedroom, living room and secondary bedroom bring in wonderful natural lighting, and an awesome view of the lake and country side. The northern facing patio cannot be beat for morning coffee and evening relaxing! Club membership is not required, but is available, offering something for everyone! Golfing, boating, tennis, swimming, dining, social activities, salon, spa… Per the Management Company, the "Dues" cover water, sewer, trash, cable internet and lawn maintenance. An all-new commercial development near bye offers additional options for shopping, dining, and entertainment! Come see for yourself the truly luxurious lifestyle at the Cascades Lake Towers of Tyler!

Key facts

• Hardwood flooring
• Penthouse condo
• Open floorplan

Tags

• PENTHOUSE CONDO
• OPEN FLOORPLAN
• HARDWOOD FLOORING
• GOURMET KITCHEN
• HIGH END GAS COOK TOP
• DOUBLE OVENS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 202 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $23k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 67% 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 $303,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 6.4

CMA / ARV

• ARV (median comp): $374,838
• List price: $345,000
• Delta: -7.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-17,382
• Equity at exit: $51,441

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $35,634
• Equity at exit: $29,829

Cash invested: $96,600 (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 75709

• Home prices YoY: -16.5%
• Active inventory: 90
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$426 /mo · $5,116/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$511
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $598

Break-even live

Break-even rent $3,743

Max offer price $345,000

Occupancy floor 82%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Wexford Dr Tyler, TX	3.0	2.0	2339	$4,500	$1.92	21d	1	0.48mi

HOA detail

• Monthly dues: $511 · $6,132/yr
• Likely covers: watersewertrashgasinternetcable

Listing history 6 events

1. 2026-04-28
   status Active 1653-char remark

   Show marketing remark (1653 chars)

   Welcome to your every own Penthouse! Step in! You'll be impressed by the spacious feeling of the open floorplan complemented by the 12 ft. ceilings throughout! Beautiful hardwood flooring in the living & dining rooms. The gourmet kitchen… Features a 48” high end, gas, KitchenAid cook top, double ovens and commercial grade vent hood. Beautiful granite counter tops and stainless appliances, spacious walk-in pantry and island with additional storage. Tile in the wet areas and carpet in the bedrooms. Three way split bedroom arrangement. Private guest bedroom with a full adjoining bath, spacious closet, and private access to the patio. Large Master bedroom and en suite bath with granite vanity and double lavatories, a walk-in tile & glass shower, jetted soaking tub, and large walk-in closet! The third split is a “flex room” w/ closet. This room could be a study/office or third bedroom. The cased windows in the Master bedroom, living room and secondary bedroom bring in wonderful natural lighting, and an awesome view of the lake and country side. The northern facing patio cannot be beat for morning coffee and evening relaxing! Club membership is not required, but is available, offering something for everyone! Golfing, boating, tennis, swimming, dining, social activities, salon, spa… Per the Management Company, the "Dues" cover water, sewer, trash, cable internet and lawn maintenance. An all-new commercial development near bye offers additional options for shopping, dining, and entertainment! Come see for yourself the truly luxurious lifestyle at the Cascades Lake Towers of Tyler!

2. 2026-04-22
   status Pending 1653-char remark

   Show marketing remark (1653 chars)

   Welcome to your every own Penthouse! Step in! You'll be impressed by the spacious feeling of the open floorplan complemented by the 12 ft. ceilings throughout! Beautiful hardwood flooring in the living & dining rooms. The gourmet kitchen… Features a 48” high end, gas, KitchenAid cook top, double ovens and commercial grade vent hood. Beautiful granite counter tops and stainless appliances, spacious walk-in pantry and island with additional storage. Tile in the wet areas and carpet in the bedrooms. Three way split bedroom arrangement. Private guest bedroom with a full adjoining bath, spacious closet, and private access to the patio. Large Master bedroom and en suite bath with granite vanity and double lavatories, a walk-in tile & glass shower, jetted soaking tub, and large walk-in closet! The third split is a “flex room” w/ closet. This room could be a study/office or third bedroom. The cased windows in the Master bedroom, living room and secondary bedroom bring in wonderful natural lighting, and an awesome view of the lake and country side. The northern facing patio cannot be beat for morning coffee and evening relaxing! Club membership is not required, but is available, offering something for everyone! Golfing, boating, tennis, swimming, dining, social activities, salon, spa… Per the Management Company, the "Dues" cover water, sewer, trash, cable internet and lawn maintenance. An all-new commercial development near bye offers additional options for shopping, dining, and entertainment! Come see for yourself the truly luxurious lifestyle at the Cascades Lake Towers of Tyler!

3. 2026-04-06
   price $345,000 1653-char remark

   Show marketing remark (1653 chars)

   Welcome to your every own Penthouse! Step in! You'll be impressed by the spacious feeling of the open floorplan complemented by the 12 ft. ceilings throughout! Beautiful hardwood flooring in the living & dining rooms. The gourmet kitchen… Features a 48” high end, gas, KitchenAid cook top, double ovens and commercial grade vent hood. Beautiful granite counter tops and stainless appliances, spacious walk-in pantry and island with additional storage. Tile in the wet areas and carpet in the bedrooms. Three way split bedroom arrangement. Private guest bedroom with a full adjoining bath, spacious closet, and private access to the patio. Large Master bedroom and en suite bath with granite vanity and double lavatories, a walk-in tile & glass shower, jetted soaking tub, and large walk-in closet! The third split is a “flex room” w/ closet. This room could be a study/office or third bedroom. The cased windows in the Master bedroom, living room and secondary bedroom bring in wonderful natural lighting, and an awesome view of the lake and country side. The northern facing patio cannot be beat for morning coffee and evening relaxing! Club membership is not required, but is available, offering something for everyone! Golfing, boating, tennis, swimming, dining, social activities, salon, spa… Per the Management Company, the "Dues" cover water, sewer, trash, cable internet and lawn maintenance. An all-new commercial development near bye offers additional options for shopping, dining, and entertainment! Come see for yourself the truly luxurious lifestyle at the Cascades Lake Towers of Tyler!

4. 2025-11-01
   listed $367,600 Active 1653-char remark

   Show marketing remark (1653 chars)

   Welcome to your every own Penthouse! Step in! You'll be impressed by the spacious feeling of the open floorplan complemented by the 12 ft. ceilings throughout! Beautiful hardwood flooring in the living & dining rooms. The gourmet kitchen… Features a 48” high end, gas, KitchenAid cook top, double ovens and commercial grade vent hood. Beautiful granite counter tops and stainless appliances, spacious walk-in pantry and island with additional storage. Tile in the wet areas and carpet in the bedrooms. Three way split bedroom arrangement. Private guest bedroom with a full adjoining bath, spacious closet, and private access to the patio. Large Master bedroom and en suite bath with granite vanity and double lavatories, a walk-in tile & glass shower, jetted soaking tub, and large walk-in closet! The third split is a “flex room” w/ closet. This room could be a study/office or third bedroom. The cased windows in the Master bedroom, living room and secondary bedroom bring in wonderful natural lighting, and an awesome view of the lake and country side. The northern facing patio cannot be beat for morning coffee and evening relaxing! Club membership is not required, but is available, offering something for everyone! Golfing, boating, tennis, swimming, dining, social activities, salon, spa… Per the Management Company, the "Dues" cover water, sewer, trash, cable internet and lawn maintenance. An all-new commercial development near bye offers additional options for shopping, dining, and entertainment! Come see for yourself the truly luxurious lifestyle at the Cascades Lake Towers of Tyler!

5. 2013-10-24
   soldstatus 661-char remark

   Show marketing remark (661 chars)

   Penthouse Waterfront: Porcelain Tile/Hardwood Floors, Granite Countertops, Security System, 2 inch Blinds, Stainless Steel Side by Side Fridge, Mictrowave, Dishwasher, 48 inch Gas Range and Dual Ovens, Crown Molding, Jacuzzi Garden Tub, Double Low E Windows, Huge Covered Balcony. Choose from a variety of units, hardwood floors and granite colors! 2 assigned parking spaces in covered garage. 12 foot ceilings. 16 SEER AC. Community Features: 40,000 ft Clubhouse, Fine/Casual Dining, Golf/Pro Shop, Indoor Theatre, 2 Indoor Tennis Courts, 3,500 Health Club, Lake Club Marina, Resort Pool, 18 hole Golf Course, Jack Nicklaus Golf Academy, all on Lake Bellwood!

6. 2013-10-17
   listed $269,000 661-char remark

   Show marketing remark (661 chars)

   Penthouse Waterfront: Porcelain Tile/Hardwood Floors, Granite Countertops, Security System, 2 inch Blinds, Stainless Steel Side by Side Fridge, Mictrowave, Dishwasher, 48 inch Gas Range and Dual Ovens, Crown Molding, Jacuzzi Garden Tub, Double Low E Windows, Huge Covered Balcony. Choose from a variety of units, hardwood floors and granite colors! 2 assigned parking spaces in covered garage. 12 foot ceilings. 16 SEER AC. Community Features: 40,000 ft Clubhouse, Fine/Casual Dining, Golf/Pro Shop, Indoor Theatre, 2 Indoor Tennis Courts, 3,500 Health Club, Lake Club Marina, Resort Pool, 18 hole Golf Course, Jack Nicklaus Golf Academy, all on Lake Bellwood!

ⓘ 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: $5,116 · $426/mo
• Projected year-2 tax: $6,314 · $526/mo
• Expected delta: +$1,198/yr (+$100/mo · 23.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $54,000
• − Mortgage interest: −$19,325
• − Property taxes: −$5,116
• − Insurance: −$2,522
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$6,132
• − Depreciation: −$10,036
• Taxable income: $2,228
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $6,644/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
• City population: 127,842
• Population (ZIP): 5,237

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 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 19% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 31% Other Indo-European 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: ▼ -39.17%
• Current HPI: 197.8711
• 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

+28.3% since first listed

6 events — show timeline

• 2026-04-28 Relisted — GTAR
• 2026-04-22 Pending — GTAR
• 2026-04-06 Price Changed $345,000 GTAR
• 2025-11-01 Listed $367,600 GTAR
• 2013-10-24 Sold (MLS) — GTAR
• 2013-10-17 Listed $269,000 GTAR

Property tax history

+2.6%/yr

Latest (2024): $5,116 · +7.4% YoY. Source: county tax records.