11300 County Road 2326 · New Chapel Hill, TX 75707

$219,000

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 16 Days on market

Built 1972 0.66 ac lot ↓ 14% 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the best of East Texas living with this inviting property situated on approximately 0.657 acres just minutes from Tyler. Tucked away on quiet County Road 2326, this home offers a comfortable layout filled with natural light and a welcoming atmosphere. The spacious lot provides plenty of room to enjoy the outdoors, whether relaxing beneath the mature shade trees, entertaining guests, gardening, or expanding the property with a workshop or additional outdoor features. With a balance of privacy and convenience, this property offers the flexibility to fit a variety of lifestyles. Conveniently located near shopping, dining, healthcare, and everyday amenities while still capturing the peaceful feel of country living. A great opportunity to enjoy space, comfort, and accessibility in a desirable East Texas setting.

Key facts

• Natural light
• Outdoor features
• Workshop

Tags

• APPROXIMATELY 0.657 ACRES
• QUIET COUNTY ROAD 2326
• NATURAL LIGHT
• MATURE SHADE TREES
• WORKSHOP
• OUTDOOR FEATURES

Property features AI

Finance

• Other: Listing is active with exclusive right to sell agreement; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, USDA loan, VA loan; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: Aerobic septic
• Home design: Single-family residence; One story; Residential property; Not attached to another property; Multiple parcel ID
• Construction: Built in 1972; Brick and stone veneer exterior; Composition roof; Slab foundation
• Exterior features: Dog run; Wood fencing; Lot approximately 0.657 acres; Will not subdivide

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Gas jets for heating; Central air conditioning; Electric cooling
• Interior features: Cable TV available; Eat-in kitchen; One living area; Total of 4 rooms
• Laundry & utility: Washer/dryer hookups (appliances listed include electric water heater)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $56 ($667/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 $188k (14.1% below list).
• Recommended offer: $188k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,275 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, schools F, crime D-.
• Chapel Hill ISD (rural): math 25% / reading 33% proficiency, ranked #650 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 188 active listings in the ZIP; solid renter incomes; 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 $7k 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 16 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 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, 65% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,123 (14.1% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-33,156
• Equity at exit: $32,654

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-29,208
• Equity at exit: $18,935

Cash invested: $61,320 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 188
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $56

Break-even live

Break-even rent $1,811

Max offer price $219,000

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $118	+0% $56	+5% $-6	+10% $-68
Rent	-10% $-93	-5% $-19	+0% $56	+5% $130	+10% $204
Rate	-1.0pp $166	-0.5pp $111	base $56	+0.5pp $-1	+1.0pp $-59

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $219,000 Active 16 DOM
2. 2026-06-18
   days on market $219,000 Active 15 DOM
3. 2026-06-17
   days on market $219,000 Active 14 DOM
4. 2026-06-16
   days on market $219,000 Active 13 DOM
5. 2026-06-15
   days on market $219,000 Active 12 DOM
6. 2026-06-14
   days on market $219,000 Active 10 DOM
7. 2026-06-13
   days on marketlisting id $219,000 Active 9 DOM
8. 2026-06-10
   days on market $219,000 Active 6 DOM
9. 2026-06-09
   days on market $219,000 Active 5 DOM
10. 2026-06-08
    days on market $219,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $219,000 Active 3 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: $2,291 · $191/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$1,717/yr (+$143/mo · 74.9%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $22,575
• − Mortgage interest: −$12,267
• − Property taxes: −$2,291
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$6,371
• Taxable loss: −$3,061
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $1,401/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: Chapel Hill ISD
• NCES district ID: 4813650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $43,891
• Composite: 24.76/100
• National rank: #7603
• State rank: #650 of 826 in TX

Livability — New Chapel Hill

• Score: 57/100
• State rank: #1275
• US rank: #22160

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D Housing B- Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 16,355
• Metro: Tyler, TX
• Population (ZIP): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• 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

-14.5% since first listed

14 events — show timeline

• 2026-06-04 Listed $219,000 NTREIS
• 2026-06-04 Listed $219,000 LAAR
• 2026-06-03 Listed $219,000 GTAR
• 2025-12-15 Listed $235,000 LAAR
• 2025-12-15 Listed $235,000 NTREIS
• 2023-06-27 Listing Removed — NTREIS
• 2023-02-28 Price Changed $256,000 NTREIS
• 2022-12-27 Listed $260,000 NTREIS
• 2022-12-27 Listed $256,000 GTAR
• 2022-12-27 Listed $256,000 LAAR
• 2019-12-26 Sold (Public Records) — Public Records
• 2019-12-26 Sold (Public Records) — Public Records
• 2009-08-27 Sold (Public Records) — Public Records
• 2007-06-26 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2024): $2,291 · -12.6% YoY. Source: county tax records.