12030 County Road 1139 · Tyler, TX 75709

$267,000

6 bd · 4.0 ba · 3,330 sqft · MultiFamily public records · 84 Days on market

Built 2004 0.35 ac lot Est $266k · at est. ↓ 8% since listing

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Why this score? — see what drove the D- 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 +12.3/30.0
• ARV discount +7.4/15.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent per unit, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

Key facts

• Mirrored units
• Bonus room
• 0.35 acre lot

Tags

• INCOME PRODUCING DUPLEX
• OWNER OCCUPANT POTENTIAL
• MIRRORED UNITS
• BONUS ROOM
• ADDITIONAL STORAGE SPACE
• COVERED CARPORT PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $267k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative. Per door: $-24/mo.
• To cash-flow at today's rent, offer at most $259k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (6.2% below list).
• Recommended offer: $250k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 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 $8k 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 84 days — a 6% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,400 (6.2% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $266,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12030 County Road 1139	0.00mi	6/4.0	3,330 (0%)	0mo	$267,000	$80	100

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-46,155
• Equity at exit: $39,811

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-43,499
• Equity at exit: $23,085

Cash invested: $74,760 (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: 17.8×

Monthly cashflow live

• Estimated rent: $2,504 medium
• Mortgage (P&I): −$1,400
• Tax from tax record: −$514 /mo · $6,173/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-48

Break-even live

Break-even rent $2,564

Max offer price $258,573

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,504
Total (2 units)			$2,504

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-03
   status Pending 953-char remark

   Show marketing remark (950 chars)

   Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

2. 2026-05-03
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

3. 2026-03-30
   price $267,000 950-char remark

   Show marketing remark (953 chars)

   Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent per unit, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

4. 2026-03-30
   price $267,000 953-char remark

   Show marketing remark (953 chars)

   Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent per unit, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

5. 2026-02-08
   listed $275,000 Active 953-char remark

   Show marketing remark (950 chars)

   Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

6. 2026-02-08
   listed $275,000 Active 950-char remark

   Show marketing remark (950 chars)

   Income-producing duplex with owner-occupant potential! This well-maintained property features two mirrored units, each offering 3 bedrooms, 2 bathrooms, a bonus room, and additional storage space. Both sides include cozy fireplaces and durable luxury vinyl plank flooring, creating a comfortable and appealing living environment. The property offers covered carport parking for tenants along with additional off-street parking. Currently generating $1,350 per month in rent, this duplex provides steady income with room to grow. With minor cosmetic improvements, there is potential to increase rental rates and overall returns. A great opportunity for investors or owner-occupants alike. Live in one side and rent the other to offset your mortgage while building long-term equity. Whether you’re expanding your portfolio or looking for a smart house-hack option, this duplex offers flexibility, functionality, and strong income potential.

7. 2025-09-16
   price $280,000
8. 2025-07-24
   price $285,000
9. 2025-05-19
   price $295,000
10. 2025-03-21
    historical $1,250
11. 2025-02-27
    listed $1,250
12. 2025-01-16
    historical $1,250
13. 2025-01-14
    price $1,250
14. 2025-01-06
    price $319,900
15. 2024-12-23
    price $1,300
16. 2024-12-04
    price $1,350
17. 2024-10-30
    listed $1,400
18. 2024-10-22
    listed $329,900 Active
19. 2022-11-23
    historical
20. 2022-08-12
    soldstatus
21. 2022-08-12
    soldstatus
22. 2022-07-12
    listed $289,000
23. 2018-10-02
    soldstatus
24. 2003-04-03
    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: $6,173 · $514/mo
• Projected year-2 tax: $6,173 · $514/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $30,048
• − Mortgage interest: −$14,956
• − Property taxes: −$6,173
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − Depreciation: −$7,767
• Taxable loss: −$4,991
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $625/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

• 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

-7.6% since first listed

24 events — show timeline

• 2026-05-03 Pending — GTAR
• 2026-05-03 Pending — NTREIS
• 2026-03-30 Price Changed $267,000 NTREIS
• 2026-03-30 Price Changed $267,000 GTAR
• 2026-02-08 Listed $275,000 GTAR
• 2026-02-08 Listed $275,000 NTREIS
• 2025-09-16 Price Changed $280,000 GTAR
• 2025-07-24 Price Changed $285,000 GTAR
• 2025-05-19 Price Changed $295,000 GTAR
• 2025-03-21 Rental Removed $1,250 RENT.
• 2025-02-27 Listed for Rent $1,250 RENT.
• 2025-01-16 Rental Removed $1,250 RENT.
• 2025-01-14 Price Changed $1,250 RENT.
• 2025-01-06 Price Changed $319,900 GTAR
• 2024-12-23 Price Changed $1,300 RENT.
• 2024-12-04 Price Changed $1,350 RENT.
• 2024-10-30 Listed for Rent $1,400 RENT.
• 2024-10-22 Listed $329,900 GTAR
• 2022-11-23 Rental Removed — RENT.
• 2022-08-12 Sold (Public Records) — Public Records
• 2022-08-12 Sold (MLS) — GTAR
• 2022-07-12 Listed $289,000 GTAR
• 2018-10-02 Sold (Public Records) — Public Records
• 2003-04-03 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2024): $6,173 · +16.6% YoY. Source: county tax records.