1426 Marian St · Tyler, TX 75701

$139,900

3 bd · 1.5 ba · 1,587 sqft · SingleFamily public records · 2 Days on market

Built 1955 Est $229k · 39% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• 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

A 2025 roof, a 2024 HVAC system, and an oversized lot for the neighborhood makes this an investor winner--the cosmetics are left for your discretion. Located in the Bell, Hubbard, and Legacy districts, this property is within walking distance of Bell Elementary and TJC. The back yard extends to the second chain link fence giving room for expansion or extra buildings. We have a May 2025 appraisal for $150,000 showing 1389 s. f. ; HOWEVER, there is an additional room (256 s. f. enclosed carport) which has a gas heater, window unit, closet, wall of built-ins, and its own outside entrance--perfect for an additional bedroom, craft room, home office, etc. SCAD shows 1587 s. f. Buyer to satisfy se

Key facts

• Back yard extends
• Gas heater
• Additional room

Tags

• OVERSIZED LOT
• BACK YARD EXTENDS
• ADDITIONAL ROOM
• GAS HEATER
• WINDOW UNIT
• WALL OF BUILT-INS

Property features AI

Exterior

• Home design: Single family detached residence; Single-story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Front porch; Chain link fencing

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Natural gas heating; Space heater; Central air conditioning; Window unit(s)
• Interior features: Dishwasher; Gas oven; Gas range; Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.8% 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-, 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: Bell El (math 48% / reading 47%, grade D, #989 of 4,322 statewide, top 23%, 533 students, 88% FRL); Hubbard Middle (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 869 students, 62% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $967 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $139,900

Questions for the listing agent

1. Built in 1955 — 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: 1.22% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $228,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 San Antonio	0.12mi	3/2.0	1,682 (+6%)	7mo	$198,500	$118	76
1715 Ridgeview	0.46mi	2/1.5 (-1)	1,637 (+3%)	7mo	$245,000	$150	63
2026 Neeley	0.75mi	3/2.0	1,596 (+1%)	0mo	$225,000	$141	62
2101 Bernice Ave	0.55mi	3/2.0	1,468 (-8%)	11mo	$237,000	$161	51
921 E Barbara St	0.65mi	3/2.0	1,749 (+10%)	3mo	$244,900	$140	48
2200 Airline Dr	0.73mi	3/1.0	1,450 (-9%)	2mo	$205,000	$141	48
2516 S Fleishel Ave	0.41mi	3/2.0	1,727 (+9%)	23mo	$279,000	$162	45
2619 Golden Rd	0.72mi	3/2.0	1,684 (+6%)	14mo	$280,900	$167	43
1520 E Devine St	0.75mi	4/2.0 (+1)	1,720 (+8%)	20mo	$248,500	$144	27

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,487
• Equity at exit: $20,860

10-year hold

• IRR: 13.1%
• Equity multiple: 2.08×
• Total profit: $42,195
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$734
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $408

Break-even live

Break-even rent $1,195

Max offer price $139,900

Occupancy floor 71%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	0.17mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	0.27mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	0.27mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	13d	1	0.55mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	13d	1	0.60mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	0.68mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	44d	1	0.74mi
2009 E Devine St Tyler, TX	3.0	2.0	1200	$1,600	$1.33	44d	1	0.84mi
2401 Airline Dr Tyler, TX	3.0	2.5	1512	$1,325	$0.88	44d	1	0.88mi
811 S Mahon Ave Tyler, TX	3.0	2.0	1761	$1,900	$1.08	44d	1	0.89mi
1421 E Idel St Tyler, TX	3.0	1.5	1080	$1,300	$1.20	13d	1	0.92mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	44d	1	0.94mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	44d	1	0.98mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	13d	14	1.04mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	1.05mi
1729 E Arnold St Tyler, TX	2.0	1.0	1074	$1,295	$1.21	21d	1	1.08mi
613 S Baxter Ave Tyler, TX	3.0	2.0	1090	$1,250	$1.15	21d	1	1.09mi
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	13d	1	1.12mi
2725 Tanglewood Dr Tyler, TX	3.0	2.0	1956	$1,675	$0.86	13d	1	1.14mi
117 Ridgecrest Dr Tyler, TX	3.0	2.0	1571	$2,150	$1.37	44d	1	1.19mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	21d	1	1.21mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	21d	1	1.26mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	1.28mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	13d	1	1.29mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	13d	1	1.32mi
3113 Greg Ln Tyler, TX	3.0	1.5	1157	$1,300	$1.12	13d	1	1.34mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	44d	1	1.37mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	44d	1	1.43mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	13d	1	1.44mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	13d	1	1.46mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	13d	1	1.47mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	1.47mi
211 Patricia Ct Tyler, TX	3.0	2.0	1314	$1,795	$1.37	44d	1	1.50mi

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $139,900 Active

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$734/yr (+$61/mo · 40.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $20,543
• − Mortgage interest: −$7,837
• − Property taxes: −$1,827
• − Insurance: −$700
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,070
• Taxable income: $2,823
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $4,221/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

• 2026-05-20 Pending — GTAR
• 2026-05-18 Listed $139,900 GTAR

Property tax history

+3.1%/yr

Latest (2024): $1,827 · +7.4% YoY. Source: county tax records.