2408 Hunter St · Tyler, TX 75701

$194,500

3 bd · 2.0 ba · 1,881 sqft · SingleFamily public records · 20 Days on market

Built 1955 $103/sqft · 18% below area Est $238k · 18% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• 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 MLS

LOCATION LOCATION LOCATION!!!! This charming house features hard wood flooring, 3 bedrooms, 2 baths with one of the bedrooms being VERY large! The home is located close to schools, shopping and medical facilities. Situated on a large lot with a work shop in a well maintained neighborhood that is very sought after. Recent upgrades include New Roof on the home and in August 2025, updates to the HVAC system August 2025, New flooring in 2 rooms along with dishwasher installed and some new paint. The 15X20 shop in the huge back yard has recently had inside lighting upgrades to 5 LED light bars, outside light upgraded with LED motion detector, all electrical wiring inside & out, workbench (with drawers) along with breaker box updated & up to code. Hurry to see this one before it's GONE!

Key facts

• Recent upgrades
• Hard wood flooring
• New flooring

Tags

• HARD WOOD FLOORING
• LARGE LOT
• WORK SHOP
• RECENT UPGRADES
• HVAC SYSTEM UPDATES
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $48 ($579/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 $179k (7.8% below list).
• Recommended offer: $179k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+3.7%/yr); 327 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $179,269 (7.8% below list)

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: 0.92% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $238,291
• List price: $194,500
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2407 Sarasota Dr	0.23mi	3/2.5	1,912 (+2%)	0mo	$199,900	$105	84
3014 Brentwood Dr	0.68mi	3/2.0	1,872 (-0%)	1mo	$234,990	$126	66
2419 Sampson Dr	0.10mi	3/2.0	1,680 (-11%)	20mo	$240,000	$143	60
912 Moorehill	0.59mi	3/2.5	1,871 (-0%)	13mo	$249,500	$133	59
1715 Ridgeview	0.39mi	2/1.5 (-1)	1,637 (-13%)	7mo	$245,000	$150	48
1515 San Antonio	0.74mi	3/2.0	1,682 (-11%)	7mo	$198,500	$118	42
2619 Golden Rd	0.66mi	3/2.0	1,684 (-10%)	14mo	$280,900	$167	40
2911 Meadow Brook Trl	0.49mi	4/2.0 (+1)	1,610 (-14%)	11mo	$299,000	$186	39
3000 Brentwood	0.64mi	3/2.0	2,127 (+13%)	18mo	$215,000	$101	33

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-27,206
• Equity at exit: $29,001

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-14,582
• Equity at exit: $16,817

Cash invested: $54,460 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$267 /mo · $3,204/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $48

Break-even live

Break-even rent $1,732

Max offer price $194,500

Occupancy floor 92%

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Airline Dr Tyler, TX	3.0	2.5	1512	$1,325	$0.88	44d	1	0.23mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	13d	1	0.32mi
2725 Tanglewood Dr Tyler, TX	3.0	2.0	1956	$1,675	$0.86	13d	1	0.35mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	0.73mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	0.73mi
3207 Timberlane Dr Tyler, TX	3.0	2.0	1783	$1,750	$0.98	44d	1	0.88mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	0.95mi
811 S Mahon Ave Tyler, TX	3.0	2.0	1761	$1,900	$1.08	44d	1	1.00mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	1.07mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	13d	1	1.09mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	1.16mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	1.16mi
3629 McDonald Rd Tyler, TX	2.0	2.0	1287	$1,325	$1.03	21d	1	1.25mi
9149 County Road 273 Tyler, TX	2.0	2.0	1597	$1,595	$1.00	21d	1	1.25mi
211 Patricia Ct Tyler, TX	3.0	2.0	1314	$1,795	$1.37	44d	1	1.39mi
2804 Old Omen Rd Unit 2804 Tyler, TX	3.0	2.5	2406	$2,850	$1.18	44d	1	1.39mi
2521 Westminster Dr Tyler, TX	3.0	2.5	2400	$1,500	$0.62	44d	1	1.41mi
2531 Westminster Dr Tyler, TX	3.0	2.0	1410	$1,425	$1.01	21d	1	1.43mi
3200 Decharles St Tyler, TX	3.0	2.0	2584	$2,750	$1.06	44d	1	1.45mi

Listing history 6 events

1. 2026-05-05
   status Pending 803-char remark

   Show marketing remark (803 chars)

   LOCATION LOCATION LOCATION!!!! This charming house features hard wood flooring, 3 bedrooms, 2 baths with one of the bedrooms being VERY large! The home is located close to schools, shopping and medical facilities. Situated on a large lot with a work shop in a well maintained neighborhood that is very sought after. Recent upgrades include New Roof on the home and in August 2025, updates to the HVAC system August 2025, New flooring in 2 rooms along with dishwasher installed and some new paint. The 15X20 shop in the huge back yard has recently had inside lighting upgrades to 5 LED light bars, outside light upgraded with LED motion detector, all electrical wiring inside & out, workbench (with drawers) along with breaker box updated & up to code. Hurry to see this one before it's GONE!

2. 2026-04-22
   status Active 803-char remark

   Show marketing remark (803 chars)

   LOCATION LOCATION LOCATION!!!! This charming house features hard wood flooring, 3 bedrooms, 2 baths with one of the bedrooms being VERY large! The home is located close to schools, shopping and medical facilities. Situated on a large lot with a work shop in a well maintained neighborhood that is very sought after. Recent upgrades include New Roof on the home and in August 2025, updates to the HVAC system August 2025, New flooring in 2 rooms along with dishwasher installed and some new paint. The 15X20 shop in the huge back yard has recently had inside lighting upgrades to 5 LED light bars, outside light upgraded with LED motion detector, all electrical wiring inside & out, workbench (with drawers) along with breaker box updated & up to code. Hurry to see this one before it's GONE!

3. 2026-04-18
   status Pending 803-char remark

   Show marketing remark (803 chars)

   LOCATION LOCATION LOCATION!!!! This charming house features hard wood flooring, 3 bedrooms, 2 baths with one of the bedrooms being VERY large! The home is located close to schools, shopping and medical facilities. Situated on a large lot with a work shop in a well maintained neighborhood that is very sought after. Recent upgrades include New Roof on the home and in August 2025, updates to the HVAC system August 2025, New flooring in 2 rooms along with dishwasher installed and some new paint. The 15X20 shop in the huge back yard has recently had inside lighting upgrades to 5 LED light bars, outside light upgraded with LED motion detector, all electrical wiring inside & out, workbench (with drawers) along with breaker box updated & up to code. Hurry to see this one before it's GONE!

4. 2026-04-12
   listed $194,500 Active 803-char remark

   Show marketing remark (803 chars)

   LOCATION LOCATION LOCATION!!!! This charming house features hard wood flooring, 3 bedrooms, 2 baths with one of the bedrooms being VERY large! The home is located close to schools, shopping and medical facilities. Situated on a large lot with a work shop in a well maintained neighborhood that is very sought after. Recent upgrades include New Roof on the home and in August 2025, updates to the HVAC system August 2025, New flooring in 2 rooms along with dishwasher installed and some new paint. The 15X20 shop in the huge back yard has recently had inside lighting upgrades to 5 LED light bars, outside light upgraded with LED motion detector, all electrical wiring inside & out, workbench (with drawers) along with breaker box updated & up to code. Hurry to see this one before it's GONE!

5. 2025-09-05
   listed $199,000 Active
6. 1996-02-16
   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: $3,204 · $267/mo
• Projected year-2 tax: $3,559 · $297/mo
• Expected delta: +$356/yr (+$30/mo · 11.1%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $21,512
• − Mortgage interest: −$10,895
• − Property taxes: −$3,204
• − Insurance: −$972
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$5,658
• Taxable loss: −$2,659
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,217/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

-2.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — GTAR
• 2026-04-22 Relisted — GTAR
• 2026-04-18 Pending — GTAR
• 2026-04-12 Listed $194,500 GTAR
• 2025-09-05 Listed $199,000 GTAR
• 1996-02-16 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2024): $3,204 · +7.4% YoY. Source: county tax records.