7434 Brookhollow Dr · Tyler, TX 75707

$249,000

4 bd · 2.0 ba · 2,174 sqft · SingleFamily public records · 70 Days on market

Built 1965 0.76 ac lot $115/sqft · 21% below area Est $316k · 21% under ↓ 4% since listing

---

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 +13.7/30.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One-story, huge corner lot, with 4BR/2BTH/4 Car Carport brick home with circle drive and Whitehouse Schools on 3/4 acre & HUGE SHOP with access doors in front and back, and a built in concrete ramp. Located near Grande and Rhones Quarter Rd. , with 2174 SF, built in 1965. NEW ROOF just under a year old. Nice covered back porch/patio area. Huge living area, massive master bedroom, huge dining/den area. Two gas fireplaces. All appliances convey including refrigerator, microwave, washer and dryer. Call today for your showing.

Key facts

• 0.76 acre lot
• Built 1965
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $16 ($196/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 $214k (14.0% below list).
• Recommended offer: $214k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 30% of the median local income ($85k/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 70 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $214,135 (14.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (median comp): $315,968
• List price: $249,000
• Delta: -21.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5527 Andover Dr	0.59mi	4/2.0	2,374 (+9%)	2mo	$379,500	$160	56
5707 Persimmon Dr	0.38mi	4/2.0	1,915 (-12%)	13mo	$335,000	$175	52

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 · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-40,652
• Equity at exit: $37,127

10-year hold

• IRR: -9.5%
• Equity multiple: 0.43×
• Total profit: $-39,506
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$266 /mo · $3,189/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $16

Break-even live

Break-even rent $2,121

Max offer price $249,000

Occupancy floor 94%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.29mi
3021 Naomi Dr Tyler, TX	3.0	3.0	1412	$1,950	$1.38	43d	1	0.35mi
5716 Thomas Nelson Dr Tyler, TX	3.0	2.0	1855	$2,300	$1.24	43d	1	0.39mi
8856 Pleasant Hill Cir Tyler, TX	3.0	2.0	2000	$3,200	$1.60	13d	1	0.51mi
6331 Villa Rosa Way Unit 6331 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	0.54mi
5603 Thomas Nelson Dr Tyler, TX	3.0	2.0	1880	$2,500	$1.33	43d	1	0.54mi
13370 State Highway 110 S Tyler, TX	3.0	2.0	2281	$1,950	$0.85	43d	1	0.62mi
6228 Villa Rosa Way Unit 6228 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	43d	1	0.62mi
6225 Villa Rosa Way Unit 6225 Tyler, TX	3.0	2.5	1556	$1,795	$1.15	13d	1	0.63mi
6219 Villa Rosa Way Tyler, TX	3.0	2.5	1556	$1,795	$1.15	13d	1	0.64mi
6218 Villa Rosa Way Unit 6218 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	43d	1	0.65mi
6015 Villa Rosa Way Tyler, TX	3.0	2.0	1498	$1,895	$1.27	43d	1	0.66mi
6215 Villa Rosa Way Unit 6215 Tyler, TX	3.0	2.5	1556	$1,850	$1.19	21d	1	0.66mi
6017 Villa Rosa Way Unit 6017 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	0.66mi
6036 Villa Rosa Way Unit 6036 Tyler, TX	3.0	2.0	1498	$1,850	$1.23	43d	1	0.71mi
7069 Hillside Ave Tyler, TX	3.0	2.5	1882	$2,695	$1.43	43d	1	0.73mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,599	$1.18	13d	1	0.82mi
14659 County Road 2191 Whitehouse, TX	2.0–3.0	2.0–2.5	1325	$1,995	$1.51	13d	3	1.01mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	1.45mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $249,000 Active 70 DOM
2. 2026-06-18
   days on market $249,000 Active 69 DOM
3. 2026-06-17
   days on market $249,000 Active 68 DOM
4. 2026-06-16
   days on market $249,000 Active 67 DOM
5. 2026-06-15
   days on market $249,000 Active 66 DOM
6. 2026-06-14
   days on market $249,000 Active 64 DOM
7. 2026-06-13
   days on market $249,000 Active 63 DOM
8. 2026-06-10
   days on market $249,000 Active 61 DOM
9. 2026-06-09
   days on market $249,000 Active 60 DOM
10. 2026-06-08
    days on market $249,000 Active 59 DOM
11. 2026-06-07
    days on market $249,000 Active 58 DOM
12. 2026-06-05
    days on market $249,000 Active 55 DOM
13. 2026-06-02
    days on market $249,000 Active 53 DOM
14. 2026-06-01
    days on market $249,000 Active 52 DOM
15. 2026-05-31
    days on market $249,000 Active 51 DOM
16. 2026-05-30
    days on market $249,000 Active 50 DOM
17. 2026-05-10
    price $249,000 535-char remark

    Show marketing remark (535 chars)

    One-story, huge corner lot, with 4BR/2BTH/4 Car Carport brick home with circle drive and Whitehouse Schools on 3/4 acre & HUGE SHOP with access doors in front and back, and a built in concrete ramp. Located near Grande and Rhones Quarter Rd. , with 2174 SF, built in 1965. NEW ROOF just under a year old. Nice covered back porch/patio area. Huge living area, massive master bedroom, huge dining/den area. Two gas fireplaces. All appliances convey including refrigerator, microwave, washer and dryer. Call today for your showing.

18. 2026-04-10
    listed $259,000 Active 535-char remark

    Show marketing remark (535 chars)

    One-story, huge corner lot, with 4BR/2BTH/4 Car Carport brick home with circle drive and Whitehouse Schools on 3/4 acre & HUGE SHOP with access doors in front and back, and a built in concrete ramp. Located near Grande and Rhones Quarter Rd. , with 2174 SF, built in 1965. NEW ROOF just under a year old. Nice covered back porch/patio area. Huge living area, massive master bedroom, huge dining/den area. Two gas fireplaces. All appliances convey including refrigerator, microwave, washer and dryer. Call today for your showing.

19. 1992-09-30
    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: $3,189 · $266/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$1,367/yr (+$114/mo · 42.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 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: $25,696
• − Mortgage interest: −$13,948
• − Property taxes: −$3,189
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$7,244
• Taxable loss: −$4,041
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $1,166/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

-3.9% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $249,000 GTAR
• 2026-04-10 Listed $259,000 GTAR
• 1992-09-30 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2024): $3,189 · +11.4% YoY. Source: county tax records.