1731 N Forest · Tyler, TX 75702

$219,000

4 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 263 Days on market

Built 1946 0.26 ac lot $116/sqft · 47% above area Est $191k · 15% over

---

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 +15.6/30.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

Key facts

• Renovated
• Mini-split ac unit
• New home finishes

Tags

• OLD HOME CHARM
• NEW HOME FINISHES
• RENOVATED
• CONVENIENTLY LOCATED
• CONVERTED GARAGE
• MINI-SPLIT AC UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $186k (15.1% below list).
• Recommended offer: $186k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 43% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 263 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $185,941 (15.1% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.85% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $190,910
• List price: $219,000
• Delta: 14.71%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1552 Crescent Dr	0.30mi	3/1.5 (-1)	2,080 (+10%)	8mo	$64,999	$31	55

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-31,134
• Equity at exit: $32,654

10-year hold

• IRR: -6.7%
• Equity multiple: 0.59×
• Total profit: $-25,394
• 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 75702

• Home prices YoY: -5.8%
• Rents YoY: 2.3%
• Active inventory: 155
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $91

Break-even live

Break-even rent $1,745

Max offer price $219,000

Occupancy floor 90%

Sensitivity live

Price	-10% $214	-5% $152	+0% $91	+5% $29	+10% $-33
Rent	-10% $-56	-5% $17	+0% $91	+5% $164	+10% $237
Rate	-1.0pp $201	-0.5pp $146	base $91	+0.5pp $34	+1.0pp $-24

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: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1538 N Hill Ave Tyler, TX	3.0	2.0	1813	$1,650	$0.91	21d	1	0.31mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	44d	1	0.35mi
1523 N Englewood Ave Tyler, TX	3.0	2.0	1542	$1,650	$1.07	44d	1	0.37mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	14d	1	0.52mi
826 W Franklin St Tyler, TX	3.0	2.0	1273	$1,550	$1.22	14d	1	0.66mi
809 W Harmony St Tyler, TX	3.0	2.0	1309	$1,500	$1.15	44d	1	0.67mi
1618 N Tenneha Ave Tyler, TX	3.0	1.0	1587	$1,400	$0.88	14d	1	0.75mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	21d	1	1.10mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	21d	1	1.12mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	21d	1	1.13mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	44d	1	1.13mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	44d	1	1.14mi
3080 N Tenneha Ave Tyler, TX	4.0	2.5	2004	$2,000	$1.00	14d	1	1.43mi
3115 N Grand Ave Tyler, TX	3.0	2.0	1309	$1,575	$1.20	44d	1	1.43mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	44d	1	1.48mi

Listing history 38 events

1. 2026-06-19
   days on market $219,000 Active 263 DOM
2. 2026-06-18
   days on market $219,000 Active 262 DOM
3. 2026-06-17
   days on market $219,000 Active 261 DOM
4. 2026-06-16
   days on market $219,000 Active 260 DOM
5. 2026-06-15
   days on market $219,000 Active 259 DOM
6. 2026-06-14
   days on market $219,000 Active 257 DOM
7. 2026-06-13
   days on market $219,000 Active 256 DOM
8. 2026-06-10
   days on market $219,000 Active 254 DOM
9. 2026-06-09
   days on market $219,000 Active 253 DOM
10. 2026-06-08
    days on market $219,000 Active 252 DOM
11. 2026-06-07
    days on market $219,000 Active 251 DOM
12. 2026-06-05
    days on market $219,000 Active 248 DOM
13. 2026-06-02
    days on market $219,000 Active 246 DOM
14. 2026-06-01
    days on market $219,000 Active 245 DOM
15. 2026-05-31
    days on market $219,000 Active 244 DOM
16. 2026-05-30
    days on market $219,000 Active 243 DOM
17. 2026-05-13
    status Pending 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

18. 2026-04-27
    price $219,000 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

19. 2026-04-27
    price $219,000 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

20. 2026-04-01
    status Active 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

21. 2026-03-14
    price $224,500 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

22. 2026-03-14
    price $224,500 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

23. 2026-01-05
    price $229,500 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

24. 2026-01-05
    price $229,500 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

25. 2025-11-22
    price $234,900 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

26. 2025-11-22
    price $234,900 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

27. 2025-10-25
    price $239,900 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

28. 2025-10-25
    price $239,900 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

29. 2025-10-11
    status Active 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

30. 2025-10-02
    status Pending 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

31. 2025-09-29
    listed $244,900 Active 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

32. 2025-09-29
    listed $244,900 Active 997-char remark

    Show marketing remark (997 chars)

    Old home charm with new home finishes and updates! With over 2400 square feet of space, 1731 N Forest has been renovated to include new paint, flooring, appliances, roof, plumbing, electrical, and more! Conveniently located right next to Fun Forest Park and Ramey Elementary, this location is hard to beat. You'll love the old-school charm on the exterior of the home, and the modern finishes inside. The kitchen is a dream for cooking and entertaining, and the 4-bedroom configuration means you have plenty of space for all your people. The converted garage makes an excellent second living area, office, massive bedroom, gym, entertainment space, or whatever else your imagination can dream up. Featuring its own mini-split AC unit, this space can be climate-controlled independently of the rest of the house, ensuring that everyone is comfortable. All of this bang for the buck on a beautiful corner lot, AND a convenient location--what more could you want? Call today and let's make it yours!

33. 2025-05-16
    soldstatus Closed
34. 2025-04-29
    historical
35. 2025-04-25
    status Pending
36. 2025-04-10
    historical
37. 2025-04-07
    listed $129,900 Active
38. 2002-08-26
    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: $1,665 · $139/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$2,343/yr (+$195/mo · 140.8%)

ⓘ 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 ≥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: $22,313
• − Mortgage interest: −$12,267
• − Property taxes: −$1,665
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,371
• Taxable loss: −$2,655
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $1,723/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

+68.6% since first listed

22 events — show timeline

• 2026-05-13 Pending — GTAR
• 2026-04-27 Price Changed $219,000 GTAR
• 2026-04-27 Price Changed $219,000 LAAR
• 2026-04-01 Relisted — GTAR
• 2026-03-14 Price Changed $224,500 LAAR
• 2026-03-14 Price Changed $224,500 GTAR
• 2026-01-05 Price Changed $229,500 LAAR
• 2026-01-05 Price Changed $229,500 GTAR
• 2025-11-22 Price Changed $234,900 LAAR
• 2025-11-22 Price Changed $234,900 GTAR
• 2025-10-25 Price Changed $239,900 LAAR
• 2025-10-25 Price Changed $239,900 GTAR
• 2025-10-11 Relisted — GTAR
• 2025-10-02 Pending — GTAR
• 2025-09-29 Listed $244,900 LAAR
• 2025-09-29 Listed $244,900 GTAR
• 2025-05-16 Sold (MLS) — GTAR
• 2025-04-29 Delisted — GTAR
• 2025-04-25 Pending — GTAR
• 2025-04-10 Delisted — GTAR
• 2025-04-07 Listed $129,900 GTAR
• 2002-08-26 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,665 · +7.4% YoY. Source: county tax records.