502 S Bois D'arc Ave · Tyler, TX 75702

$325,000

8 bd · 4.0 ba · 3,824 sqft · MultiFamily public records · 262 Days on market

Built 1930 $85/sqft · 27% above area Est $247k · 31% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Charming duplex on a brick street! Upstairs and downstairs units each have four bedrooms and 2 baths. Close proximity to downtown and medical district.

Key facts

• Garage
• Built 1930
• Listed 261 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 rising (+2.3%/yr); 155 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• At $4,400/mo this rent would consume 102% of the median local household income ($52k/yr) (locally 803% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $91k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (median comp): $247,441
• List price: $325,000
• Delta: 31.34%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.27% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $12,441
• Equity at exit: $48,459

10-year hold

• IRR: 12.4%
• Equity multiple: 1.95×
• Total profit: $86,281
• Equity at exit: $28,100

Cash invested: $91,000 (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 75702

• Home prices YoY: -5.8%
• Rents YoY: 2.3%
• Active inventory: 155
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $4,400 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$566 /mo · $6,795/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $1,070

Break-even live

Break-even rent $3,046

Max offer price $325,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,254	-5% $1,162	+0% $1,070	+5% $978	+10% $886
Rent	-10% $722	-5% $896	+0% $1,070	+5% $1,244	+10% $1,418
Rate	-1.0pp $1,234	-0.5pp $1,153	base $1,070	+0.5pp $986	+1.0pp $900

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$4,400
Total (2 units)			$4,400

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $325,000 Active 262 DOM
2. 2026-06-18
   days on market $325,000 Active 261 DOM
3. 2026-06-17
   days on market $325,000 Active 260 DOM
4. 2026-06-16
   days on market $325,000 Active 259 DOM
5. 2026-06-15
   days on market $325,000 Active 258 DOM
6. 2026-06-14
   days on market $325,000 Active 256 DOM
7. 2026-06-13
   days on market $325,000 Active 255 DOM
8. 2026-06-10
   days on market $325,000 Active 253 DOM
9. 2026-06-09
   days on market $325,000 Active 252 DOM
10. 2026-06-08
    days on market $325,000 Active 251 DOM
11. 2026-06-07
    days on market $325,000 Active 250 DOM
12. 2026-06-05
    days on market $325,000 Active 247 DOM
13. 2026-06-02
    days on market $325,000 Active 245 DOM
14. 2026-06-01
    days on market $325,000 Active 244 DOM
15. 2026-05-31
    days on market $325,000 Active 243 DOM
16. 2026-05-30
    days on market $325,000 Active 242 DOM
17. 2026-02-08
    price $325,000 151-char remark

    Show marketing remark (151 chars)

    Charming duplex on a brick street! Upstairs and downstairs units each have four bedrooms and 2 baths. Close proximity to downtown and medical district.

18. 2025-12-10
    price $349,000 151-char remark

    Show marketing remark (151 chars)

    Charming duplex on a brick street! Upstairs and downstairs units each have four bedrooms and 2 baths. Close proximity to downtown and medical district.

19. 2025-09-30
    listed $364,900 Active 151-char remark

    Show marketing remark (151 chars)

    Charming duplex on a brick street! Upstairs and downstairs units each have four bedrooms and 2 baths. Close proximity to downtown and medical district.

20. 2024-07-22
    historical $1,500
21. 2024-07-18
    listed $1,500
22. 2024-07-16
    historical $1,695
23. 2024-06-14
    historical $1,695
24. 2024-06-07
    listed $1,695
25. 2024-05-16
    historical $1,695
26. 2024-05-16
    price $1,695
27. 2024-04-11
    price $1,795
28. 2024-04-10
    listed $1,895
29. 2024-04-10
    historical $1,895
30. 2024-03-13
    listed $1,895
31. 2024-03-13
    listed $1,895
32. 2022-06-21
    soldstatus
33. 2013-09-18
    soldstatus
34. 1992-09-11
    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: $6,795 · $566/mo
• Projected year-2 tax: $6,795 · $566/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 1/10 Low
• 🌡 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: $52,800
• − Mortgage interest: −$18,205
• − Property taxes: −$6,795
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$9,455
• Taxable income: $8,272
• Est. tax owed @ 24.0%: −$1,985
• After-tax cash flow: $10,855/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): 27,927
• Household income: $51,564
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 803.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 49% Black 37% White 12% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 44%

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: ▼ -12.63%
• Current HPI: 207.1573
• Rent YoY: ▲ 2.27%
• 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

+17050.4% since first listed

18 events — show timeline

• 2026-02-08 Price Changed $325,000 GTAR
• 2025-12-10 Price Changed $349,000 GTAR
• 2025-09-30 Listed $364,900 GTAR
• 2024-07-22 Rental Removed $1,500 APPFOLIO
• 2024-07-18 Listed for Rent $1,500 APPFOLIO
• 2024-07-16 Rental Removed $1,695 GTAR
• 2024-06-14 Rental Removed $1,695 GTAR
• 2024-06-07 Listed for Rent $1,695 GTAR
• 2024-05-16 Rental Removed $1,695 APPFOLIO
• 2024-05-16 Price Changed $1,695 GTAR
• 2024-04-11 Price Changed $1,795 GTAR
• 2024-04-10 Listed for Rent $1,895 APPFOLIO
• 2024-04-10 Rental Removed $1,895 APPFOLIO
• 2024-03-13 Listed for Rent $1,895 GTAR
• 2024-03-13 Listed for Rent $1,895 APPFOLIO
• 2022-06-21 Sold (Public Records) — Public Records
• 2013-09-18 Sold (Public Records) — Public Records
• 1992-09-11 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2024): $6,795 · +17.1% YoY. Source: county tax records.