6236 Rhones Quarter Rd · Tyler, TX 75707

$50,000

3 bd · 2.0 ba · 1,216 sqft · Land · 38 Days on market

Built 2017 ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2017 single wide 3 bedroom 2 bath FULLY furnished Move In Ready

Key facts

• Built 2017
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.9% 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+.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 188 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $346 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.69% ✓
• Cap rate: 32.95%
• Cash-on-cash: 95.19%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 95.4%
• Equity multiple: 5.39×
• Total profit: $61,494
• Equity at exit: $7,455

10-year hold

• IRR: 98.0%
• Equity multiple: 11.00×
• Total profit: $140,032
• Equity at exit: $4,323

Cash invested: $14,000 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 188
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,111

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 35%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Rhones Quarter Rd Tyler, TX	2.0–3.0	2.5	1331	$1,995	$1.50	43d	3	0.22mi
3208 Naomi Dr Tyler, TX	2.0	2.0	1251	$1,695	$1.35	43d	1	0.25mi
3216 Naomi Dr Tyler, TX	2.0	2.5	1251	$1,850	$1.48	43d	1	0.26mi
3374 Skyview Dr Tyler, TX	2.0	3.0	1307	$1,695	$1.30	43d	1	0.26mi
3239 Naomi Dr Tyler, TX	2.0	3.0	1251	$1,695	$1.35	43d	1	0.30mi
3257 Naomi Dr Tyler, TX	2.0	2.5	1251	$1,850	$1.48	43d	1	0.31mi
3021 Naomi Dr Tyler, TX	3.0	3.0	1412	$1,950	$1.38	43d	1	0.31mi
3056 Naomi Dr Tyler, TX	2.0	3.0	1251	$1,795	$1.43	43d	1	0.32mi
6331 Villa Rosa Way Unit 6331 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	0.42mi
6308 Villa Rosa Way Tyler, TX	2.0	2.0	1339	$1,650	$1.23	21d	1	0.48mi
6228 Villa Rosa Way Unit 6228 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	43d	1	0.50mi
6218 Villa Rosa Way Unit 6218 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	43d	1	0.53mi
6015 Villa Rosa Way Tyler, TX	3.0	2.0	1498	$1,895	$1.27	43d	1	0.55mi
6017 Villa Rosa Way Unit 6017 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	0.56mi
6023 Villa Rosa Way Unit 6023 Tyler, TX	2.0	2.0	1348	$1,650	$1.22	43d	1	0.57mi
6036 Villa Rosa Way Unit 6036 Tyler, TX	3.0	2.0	1498	$1,850	$1.23	43d	1	0.60mi
14552 County Road 2191 Unit 200 Whitehouse, TX	3.0	2.5	1382	$1,800	$1.30	43d	1	0.75mi
14659 County Road 2191 Whitehouse, TX	2.0–3.0	2.0–2.5	1325	$1,995	$1.51	13d	3	0.89mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,379	$1.01	13d	1	1.00mi
4920 Thistle Dr Tyler, TX	3.0	1.0–2.0	775	$1,387	$1.79	13d	8	1.18mi
5058 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	965	$1,608	$1.67	13d	11	1.40mi

Listing history 18 events

1. 2026-06-19
   days on market $50,000 Active 38 DOM
2. 2026-06-18
   days on market $50,000 Active 37 DOM
3. 2026-06-17
   days on market $50,000 Active 36 DOM
4. 2026-06-16
   days on market $50,000 Active 35 DOM
5. 2026-06-15
   days on market $50,000 Active 34 DOM
6. 2026-06-14
   days on market $50,000 Active 32 DOM
7. 2026-06-13
   days on market $50,000 Active 31 DOM
8. 2026-06-10
   days on market $50,000 Active 29 DOM
9. 2026-06-09
   days on market $50,000 Active 28 DOM
10. 2026-06-08
    days on market $50,000 Active 27 DOM
11. 2026-06-07
    days on market $50,000 Active 26 DOM
12. 2026-06-05
    days on market $50,000 Active 23 DOM
13. 2026-06-02
    days on market $50,000 Active 21 DOM
14. 2026-06-01
    days on market $50,000 Active 20 DOM
15. 2026-05-31
    days on market $50,000 Active 19 DOM
16. 2026-05-30
    days on market $50,000 Active 18 DOM
17. 2026-05-13
    price $50,000 63-char remark
18. 2026-05-12
    listed $55,000 Active 63-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $22,117
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$1,455
• Taxable income: $13,323
• Est. tax owed @ 24.0%: −$3,198
• After-tax cash flow: $10,129/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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 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

• County: Smith County · 180,570 people
• City population: 127,842
• Metro: Tyler, TX
• Population (ZIP): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $50,000 FSBO.com
• 2026-05-12 Listed $55,000 FSBO.com

Property tax history

+27.3%/yr

Latest (2024): $8,661 · +1.3% YoY. Source: county tax records.