2028 Bradshaw Dr · Tyler, TX 75702

$179,900

4 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 51 Days on market

Built 1958 $162/sqft · 22% above area Est $204k · 12% 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 +16.6/30.0
• ARV discount +12.8/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable 4-bedroom, 2-bath gem located close to all the best that Tyler has to offer. With easy access to restaurants, shops, and downtown, convenience is at your doorstep. The split layout provides privacy, while the large, fenced backyard is perfect for family fun and weekend get-togethers. Don’t miss your chance to see it. Seller offering $2000 in concessions with acceptable offer.

Key facts

• Easy access to shops
• Fenced backyard
• Split layout

Tags

• FENCED BACKYARD
• SPLIT LAYOUT
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO SHOPS
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $170k (5.3% below list).
• Recommended offer: $170k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 2 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $170,353 (5.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $204,009
• List price: $179,900
• Delta: -11.82%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.27% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-23,534
• Equity at exit: $26,824

10-year hold

• IRR: -5.2%
• Equity multiple: 0.67×
• Total profit: $-16,621
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$220 /mo · $2,641/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $107

Break-even live

Break-even rent $1,568

Max offer price $179,900

Occupancy floor 89%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Bradshaw Dr Tyler, TX	3.0	2.0	1056	$1,600	$1.52	43d	1	0.04mi
2202 W Nw LOOP Tyler, TX	2.0–3.0	2.0	1115	$1,371	$1.23	20d	1	1.13mi

Listing history 16 events

1. 2026-06-19
   days on market $179,900 Active 51 DOM
2. 2026-06-18
   days on market $179,900 Active 50 DOM
3. 2026-06-17
   days on market $179,900 Active 49 DOM
4. 2026-06-16
   statusdays on market $179,900 Active 48 DOM
5. 2026-06-05
   statusdays on market $179,900 Pending 47 DOM
6. 2026-06-02
   days on market $179,900 Active 45 DOM
7. 2026-06-01
   days on market $179,900 Active 44 DOM
8. 2026-05-31
   days on market $179,900 Active 43 DOM
9. 2026-05-30
   days on market $179,900 Active 42 DOM
10. 2026-05-04
    price $179,900 414-char remark

    Show marketing remark (414 chars)

    Welcome home to this adorable 4-bedroom, 2-bath gem located close to all the best that Tyler has to offer. With easy access to restaurants, shops, and downtown, convenience is at your doorstep. The split layout provides privacy, while the large, fenced backyard is perfect for family fun and weekend get-togethers. Don’t miss your chance to see it. Seller offering $2000 in concessions with acceptable offer.

11. 2026-04-19
    listed $199,900 Active 414-char remark

    Show marketing remark (414 chars)

    Welcome home to this adorable 4-bedroom, 2-bath gem located close to all the best that Tyler has to offer. With easy access to restaurants, shops, and downtown, convenience is at your doorstep. The split layout provides privacy, while the large, fenced backyard is perfect for family fun and weekend get-togethers. Don’t miss your chance to see it. Seller offering $2000 in concessions with acceptable offer.

12. 2018-09-12
    soldstatus
13. 2018-09-04
    soldstatus 284-char remark

    Show marketing remark (284 chars)

    Perfect starter home close to downtown Tyler Tx. Easy access to dining and shopping. This cute 4 bedroom 2 bath home has great size bedrooms and closets. Open kitchen space is perfect for entertainment. Large fenced back yard is the perfect outdoor space. Call for your showing today.

14. 2018-07-31
    listed $120,000 284-char remark

    Show marketing remark (284 chars)

    Perfect starter home close to downtown Tyler Tx. Easy access to dining and shopping. This cute 4 bedroom 2 bath home has great size bedrooms and closets. Open kitchen space is perfect for entertainment. Large fenced back yard is the perfect outdoor space. Call for your showing today.

15. 2006-04-26
    soldstatus
16. 1997-03-05
    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: $2,641 · $220/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$651/yr (+$54/mo · 24.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 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: $20,442
• − Mortgage interest: −$10,077
• − Property taxes: −$2,641
• − Insurance: −$900
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,233
• Taxable loss: −$1,679
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,691/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

+49.9% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $179,900 GTAR
• 2026-04-19 Listed $199,900 GTAR
• 2018-09-12 Sold (Public Records) — Public Records
• 2018-09-04 Sold (MLS) — GTAR
• 2018-07-31 Listed $120,000 GTAR
• 2006-04-26 Sold (Public Records) — Public Records
• 1997-03-05 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2024): $2,641 · +17.1% YoY. Source: county tax records.