1521 N Haynie Ave · Tyler, TX 75702

$99,900

2 bd · 1.0 ba · 2,075 sqft · SingleFamily public records · 173 Days on market

Built 2014 Fair condition 10,019 sqft lot $48/sqft · 50% below area Est $198k · 50% under ↓ 38% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Welcome to 1521 N Haynie situated in North Tyler with convenient access to Hwy 271. This property features an approx. 1300 sq ft home and an approx. 775 sq ft guesthouse. It needs TLC, your vision and workmanship to bring it to life and once complete, it could make an excellent starter home with income potential or home with mother in law suite. Come visit this property and take advantage of this opportunity!

Key facts

• 0.23 acre lot
• Built 2014
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.5% 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: Douglas El (math 45% / reading 27%, grade F, #1,921 of 4,322 statewide, top 45%, 585 students, 97% FRL); Tyler H S (math 26% / reading 27%, grade F, #1,228 of 1,632 statewide, top 76%, 2,164 students, 90% FRL) — zoned schools average 93% FRL vs 66% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 257 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• At $2,015/mo this rent would consume 47% of the median local household income ($52k/yr) — 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major wind risk, 60% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.02% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.62%
• DSCR: 2.41
• GRM: 4.1

CMA / ARV

• ARV (median comp): $198,085
• List price: $99,900
• Delta: -49.57%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1552 Crescent Dr	1.42mi	3/1.5 (+1)	2,080 (+0%)	11mo	$64,999	$31	48
2806 N Glass Ave	1.23mi	3/2.0 (+1)	1,970 (-5%)	2mo	$140,000	$71	46
1213 E Laurel St	0.37mi	3/2.0 (+1)	1,591 (-23%)	12mo	$215,000	$135	39
546 W Erwin St	1.35mi	3/3.5 (+1)	1,956 (-6%)	4mo	$340,000	$174	37
5347 County Road 35	1.04mi	3/2.0 (+1)	1,943 (-6%)	10mo	$125,000	$64	37
522 W Erwin St #522	1.34mi	3/3.5 (+1)	1,894 (-9%)	17mo	$359,900	$190	22
1291 N Englewood	1.37mi	3/2.0 (+1)	1,588 (-24%)	17mo	$249,900	$157	17

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 · 2.27% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.05×
• Total profit: $29,410
• Equity at exit: $14,895

10-year hold

• IRR: 32.9%
• Equity multiple: 3.88×
• Total profit: $80,641
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Median asking: $265,000 ($140/sqft)
• Median days on market: 93 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75702

• Home prices YoY: -5.8%
• Rents YoY: 2.3%
• Active inventory: 257
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$524
• Tax from tax record: −$290 /mo · $3,476/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $737

Break-even live

Break-even rent $1,083

Max offer price $99,900

Occupancy floor 58%

Sensitivity live

Price	-10% $793	-5% $765	+0% $737	+5% $709	+10% $680
Rent	-10% $578	-5% $657	+0% $737	+5% $817	+10% $896
Rate	-1.0pp $787	-0.5pp $762	base $737	+0.5pp $711	+1.0pp $685

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 N Tenneha Ave Tyler, TX	3.0	1.0	1587	$1,400	$0.88	109d	1	0.91mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	139d	1	1.32mi
1523 N Englewood Ave Tyler, TX	3.0	2.0	1542	$1,650	$1.07	139d	1	1.32mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	139d	1	1.33mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	139d	1	1.34mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	117d	1	1.34mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,250	$1.15	6d	1	1.35mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	117d	1	1.35mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	139d	1	1.46mi
1538 N Hill Ave Tyler, TX	3.0	2.0	1813	$1,650	$0.91	117d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $99,900 Active 173 DOM
2. 2026-09-22
   days on market $99,900 Active 172 DOM
3. 2026-09-21
   days on market $99,900 Active 171 DOM
4. 2026-09-20
   days on market $99,900 Active 170 DOM
5. 2026-09-18
   days on market $99,900 Active 168 DOM
6. 2026-09-17
   days on market $99,900 Active 167 DOM
7. 2026-09-16
   days on market $99,900 Active 166 DOM
8. 2026-09-15
   days on market $99,900 Active 165 DOM
9. 2026-09-14
   days on market $99,900 Active 164 DOM
10. 2026-09-13
    days on market $99,900 Active 163 DOM
11. 2026-09-12
    days on market $99,900 Active 162 DOM
12. 2026-09-11
    days on market $99,900 Active 161 DOM
13. 2026-09-05
    days on market $99,900 Active 155 DOM
14. 2026-09-04
    days on market $99,900 Active 154 DOM
15. 2026-09-03
    days on market $99,900 Active 153 DOM
16. 2026-08-31
    days on market $99,900 Active 150 DOM
17. 2026-08-30
    days on market $99,900 Active 149 DOM
18. 2026-08-29
    days on market $99,900 Active 148 DOM
19. 2026-08-28
    days on market $99,900 Active 147 DOM
20. 2026-08-27
    days on market $99,900 Active 146 DOM
21. 2026-08-26
    days on market $99,900 Active 145 DOM
22. 2026-08-25
    days on market $99,900 Active 144 DOM
23. 2026-08-24
    days on market $99,900 Active 143 DOM
24. 2026-08-23
    days on market $99,900 Active 142 DOM
25. 2026-08-22
    days on market $99,900 Active 141 DOM
26. 2026-08-21
    days on market $99,900 Active 140 DOM
27. 2026-08-20
    days on market $99,900 Active 139 DOM
28. 2026-08-19
    days on market $99,900 Active 138 DOM
29. 2026-08-18
    days on market $99,900 Active 137 DOM
30. 2026-08-17
    days on market $99,900 Active 136 DOM
31. 2026-08-16
    days on market $99,900 Active 135 DOM
32. 2026-08-15
    days on market $99,900 Active 134 DOM
33. 2026-08-15
    days on market $99,900 Active 133 DOM
34. 2026-08-13
    days on market $99,900 Active 132 DOM
35. 2026-08-12
    days on market $99,900 Active 131 DOM
36. 2026-08-11
    days on market $99,900 Active 130 DOM
37. 2026-08-10
    days on market $99,900 Active 129 DOM
38. 2026-08-09
    days on market $99,900 Active 128 DOM
39. 2026-08-08
    days on market $99,900 Active 127 DOM
40. 2026-08-07
    days on market $99,900 Active 126 DOM
41. 2026-08-06
    days on market $99,900 Active 125 DOM
42. 2026-08-05
    days on market $99,900 Active 124 DOM
43. 2026-08-04
    days on market $99,900 Active 123 DOM
44. 2026-08-03
    days on market $99,900 Active 122 DOM
45. 2026-07-31
    days on market $99,900 Active 119 DOM
46. 2026-07-30
    days on market $99,900 Active 118 DOM
47. 2026-07-29
    days on market $99,900 Active 117 DOM
48. 2026-07-27
    days on market $99,900 Active 115 DOM
49. 2026-07-25
    days on market $99,900 Active 113 DOM
50. 2026-07-23
    days on market $99,900 Active 111 DOM

ⓘ 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: $3,476 · $290/mo
• Projected year-2 tax: $3,476 · $290/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $24,184
• − Mortgage interest: −$5,596
• − Property taxes: −$3,476
• − Insurance: −$500
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$2,906
• Taxable income: $7,837
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $6,962/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $51,875–$93,375 screening

This property requires significant repairs and updates to bring it up to a fair condition. Painting, landscaping, and updating the kitchen and bathroom would significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and in poor condition.
• Major Bathroom fixtures — The bathroom fixtures are visibly worn and in poor condition.
• Major Exterior paint — The exterior paint is peeling and in poor condition.
• Major Flooring — The flooring is visibly worn and in poor condition.
• Major Interior paint — The interior paint is peeling and in poor condition.
• Major Landscaping — The landscaping is overgrown and in poor condition.

Value-add opportunities

• Both Painting and repainting the exterior and interior — Painting will improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping and yard maintenance — Landscaping and yard maintenance will improve the curb appeal and make the property more attractive to potential buyers and renters. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathroom will improve the functionality and aesthetics of the property, making it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Douglas El F TX #1,921/4,322 Nat'l #22,595/41,679 Middle Moore Mst Magnet School D- TX #553/1,662 Nat'l #5,285/14,009 High Tyler H S F TX #1,228/1,632 Nat'l #12,196/17,239

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

B Composite livability gradescore 75/100

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 · 248,890 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: 11% of renters

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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%

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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%

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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

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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

-37.5% since first listed

19 events — show timeline

• 2026-05-15 Relisted — GTAR
• 2026-05-07 Pending — GTAR
• 2026-03-26 Listed $99,900 GTAR
• 2024-03-18 Sold (MLS) — GTAR
• 2024-03-08 Delisted — GTAR
• 2024-02-06 Price Changed $89,900 GTAR
• 2024-02-06 Listed $99,900 GTAR
• 2024-02-02 Relisted — GTAR
• 2023-12-14 Delisted — GTAR
• 2023-12-13 Relisted — GTAR
• 2023-11-29 Delisted — GTAR
• 2023-11-08 Relisted — GTAR
• 2023-11-04 Delisted — GTAR
• 2023-11-02 Listed $99,000 GTAR
• 2023-10-13 Listed $129,900 GTAR
• 2023-09-21 Listed $139,900 GTAR
• 2023-07-24 Listed $159,900 GTAR
• 2023-06-10 Listed $159,900 GTAR
• 1994-04-28 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2024): $3,476 · +17.1% YoY. Source: county tax records.