629 S Blackwell Ave · Tyler, TX 75701

$149,000

3 bd · 1.0 ba · 1,483 sqft · SingleFamily public records · 4 Days on market

Built 1948 Est $251k · 41% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bath home located in the heart of Tyler, Texas! Built in 1948, this property offers character and charm with a beautiful yard perfect for relaxing with you family, gardening, or entertaining. Conveniently located near Tyler's medical district, shopping and dining, and everyday amenities, you'll enjoy easy access to everything the city has to offer. Whether you're looking for a primary residence or investment opportunity, this home combines location, convenience, and timeless appeal. Schedule your private showing today!

Key facts

• Heart of tyler
• Built 1948
• Listed 4 days

Tags

• HEART OF TYLER
• NEAR MEDICAL DISTRICT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO AMENITIES

Property features AI

Exterior

• Utilities: Cable available
• Home design: Single-family detached residence; Single story
• Construction: Shingle siding; Built with shingle siding
• Exterior features: Porch; Chain link fencing; Composition roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Window unit(s); Ceiling fans
• Interior features: Dishwasher; Electric oven; Electric range; Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.5% 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-, 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: Bonner El (math 36% / reading 26%, grade F, #2,429 of 4,322 statewide, top 57%, 415 students, 93% FRL); Moore Mst Magnet School (math 46% / reading 39%, grade D-, #553 of 1,662 statewide, top 34%, 1,113 students, 87% 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 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,000

Questions for the listing agent

1. Built in 1948 — 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 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?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $250,627
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1528 E Devine St	0.37mi	3/3.0	1,522 (+3%)	6mo	$298,990	$196	65
1428 E Travis St	0.22mi	3/2.0	1,353 (-9%)	9mo	$247,000	$183	64
2200 Airline Dr	0.72mi	3/1.0	1,450 (-2%)	2mo	$205,000	$141	61
827 S Palmer	0.23mi	3/2.0	1,279 (-14%)	17mo	$215,000	$168	48
2444 Holley St	0.72mi	4/2.0 (+1)	1,519 (+2%)	10mo	$220,000	$145	45
1905 Parklen St	0.51mi	3/1.5	1,300 (-12%)	16mo	$219,900	$169	40

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,417
• Equity at exit: $22,216

10-year hold

• IRR: 6.9%
• Equity multiple: 1.54×
• Total profit: $22,353
• Equity at exit: $12,883

Cash invested: $41,720 (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 75701

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$781
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $278

Break-even live

Break-even rent $1,216

Max offer price $149,000

Occupancy floor 77%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 E Arnold St Tyler, TX	2.0	1.0	1074	$1,295	$1.21	20d	1	0.08mi
811 S Mahon Ave Tyler, TX	3.0	2.0	1761	$1,900	$1.08	43d	1	0.30mi
1421 E Idel St Tyler, TX	3.0	1.5	1080	$1,300	$1.20	13d	1	0.30mi
1421 E Front St Tyler, TX	2.0	1.0	965	$1,125	$1.17	13d	1	0.34mi
211 Patricia Ct Tyler, TX	3.0	2.0	1314	$1,795	$1.37	43d	1	0.38mi
1004 S Porter Ave Unit 1004 Tyler, TX	2.0	1.0	926	$1,395	$1.51	43d	1	0.40mi
613 S Baxter Ave Tyler, TX	3.0	2.0	1090	$1,250	$1.15	20d	1	0.40mi
2009 E Devine St Tyler, TX	3.0	2.0	1200	$1,600	$1.33	43d	1	0.43mi
2332 Pinkerton Dr Tyler, TX	3.0	2.0	930	$1,400	$1.51	43d	1	0.48mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	43d	1	0.68mi
311 N Virginia Ave Tyler, TX	3.0	1.0	1040	$1,395	$1.34	20d	1	0.72mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	0.73mi
411 N Fuller Ave Tyler, TX	3.0	2.0	1246	$1,850	$1.48	43d	1	0.78mi
2401 Airline Dr Tyler, TX	3.0	2.5	1512	$1,325	$0.88	43d	1	0.82mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	20d	1	0.87mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	0.87mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	43d	1	1.00mi
420 E Dodge St Tyler, TX	3.0	2.0	940	$950	$1.01	13d	1	1.06mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	1.07mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	20d	1	1.21mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	1.22mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	43d	1	1.27mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	43d	1	1.28mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	43d	1	1.38mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	20d	1	1.38mi

Listing history 4 events

1. 2026-06-08
   status $149,000 Pending 4 DOM
2. 2026-06-07
   days on market $149,000 Active 4 DOM
3. 2026-06-05
   remarks 547-char remark
4. 2026-06-05
   listed $149,000 Active 1 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: $1,402 · $117/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,324/yr (+$110/mo · 94.4%)

ⓘ 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 6/10 Major 7 d/yr ≥109°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: $18,808
• − Mortgage interest: −$8,346
• − Property taxes: −$1,402
• − Insurance: −$745
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,335
• Taxable income: $971
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $3,102/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): 36,344
• Household income: $66,401
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1116.0

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 0.64)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% 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: ▼ -299.78%
• Current HPI: 207.238
• Rent YoY: ▲ 3.66%
• 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

2 events — show timeline

• 2026-06-03 Listed $149,000 GTAR
• 2007-06-15 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2024): $1,402 · +7.4% YoY. Source: county tax records.