The 2082 Plan · Tyler, TX 75703

$360,900

4 bd · 3.0 ba · 2,036 sqft · SingleFamily · 169 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.0/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! This 4 bedroom, 3 bath home is exactly what you've been looking for. Featuring a secondary bedroom suite, it's the perfect home for a multi-generational family, those looking for a private space for guests, or added privacy for one of your children. With walk-in closets in every bedroom and dual walk-in closets in the primary, you won't run out of storage space. Walk into your open concept living area, where you'll have more than enough room to cuddle up or host all of your friends and family.

Key facts

• 2 garage spots
• Listed 168 days

🏗️ New construction. The $360,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $432,950.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $361k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-698 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (19.6% below list).
• Recommended offer: $290k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Tyler — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Dr Bryan C Jack El (math 53% / reading 51%, grade C-, #742 of 4,322 statewide, top 19%, 685 students, 46% FRL); Three Lakes Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 873 students, 64% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL).
• Market conditions: Rents soft (-1.9%/yr); 811 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 44% of the median local income ($79k/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 $3k of loan paydown is wiped out by about $13k 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 169 days — a 12% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $290,329 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $432,950
• List price: $360,900
• Delta: -16.64%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14219 Aliyah Ct	0.17mi	4/2.0	1,944 (-4%)	0mo	$394,900	$203	80
2248 Pinnacle Cir	0.33mi	4/2.5	2,077 (+2%)	0mo	$415,900	$200	79
11225 Chasewood Dr	0.41mi	3/2.0 (-1)	2,054 (+1%)	0mo	$295,000	$144	70
11213 Chasewood Dr	0.38mi	3/2.0 (-1)	2,034 (-0%)	7mo	$349,500	$172	67
14176 Lexi Ct	0.20mi	4/2.0	2,265 (+11%)	2mo	$450,000	$199	67
14121 Lexi Ct	0.24mi	4/2.0	2,258 (+11%)	7mo	$462,000	$205	61
6623 Tower Ct	0.32mi	4/3.0	2,213 (+9%)	12mo	$484,900	$219	60
7323 Lake Pointe Cv	0.34mi	3/2.5 (-1)	2,252 (+11%)	11mo	$475,000	$211	50
7505 Cross Gate Way	0.41mi	3/2.0 (-1)	2,157 (+6%)	24mo	$495,000	$229	42
11035 Oak Springs Cv	0.75mi	3/2.0 (-1)	1,740 (-14%)	0mo	$385,000	$221	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.02×
• Total profit: $-123,104
• Equity at exit: $64,554

10-year hold

• IRR: -56.6%
• Equity multiple: -0.63×
• Total profit: $-197,179
• Equity at exit: $37,434

Cash invested: $121,226 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 15 under contract
• Months of supply: 22.0 mo (5%/mo absorbed)
• Median asking: $399,900 ($202/sqft)
• Median days on market: 86 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75703

• Rents YoY: -1.9%
• Active inventory: 811
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,903 high
• Mortgage (P&I): −$2,270
• Tax est. 1.5%: −$541 /mo · $6,494/yr
• Insurance: −$180
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-698

Break-even live

Break-even rent $3,787

Max offer price $331,887

Occupancy floor —

Sensitivity live

Price	-10% $-399	-5% $-549	+0% $-698	+5% $-848	+10% $-998
Rent	-10% $-928	-5% $-813	+0% $-698	+5% $-584	+10% $-469
Rate	-1.0pp $-480	-0.5pp $-588	base $-698	+0.5pp $-811	+1.0pp $-925

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: $108,238
• Closing costs: $12,988
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7517 Cross Gate Way Tyler, TX	3.0	2.5	2663	$4,200	$1.58	70d	1	0.38mi
2830 W Grande Blvd Tyler, TX	1.0–3.0	1.0–2.0	1170	$2,370	$2.03	62d	30	0.57mi
10801 Harvestwood Dr Tyler, TX	4.0	2.5	1964	$3,750	$1.91	62d	1	1.08mi
6622 Bendale Dr Tyler, TX	3.0	2.0	1825	$2,695	$1.48	93d	1	1.22mi
6618 Bendale Dr Tyler, TX	3.0	2.0	1825	$2,695	$1.48	93d	1	1.23mi

Listing history 50 events

1. 2026-08-08
   days on market $360,900 Active 169 DOM
2. 2026-08-07
   days on market $360,900 Active 168 DOM
3. 2026-08-06
   days on market $360,900 Active 167 DOM
4. 2026-08-05
   days on market $360,900 Active 166 DOM
5. 2026-08-04
   days on market $360,900 Active 165 DOM
6. 2026-08-03
   days on market $360,900 Active 164 DOM
7. 2026-07-31
   days on market $360,900 Active 161 DOM
8. 2026-07-30
   days on market $360,900 Active 160 DOM
9. 2026-07-29
   days on market $360,900 Active 159 DOM
10. 2026-07-27
    days on market $360,900 Active 157 DOM
11. 2026-07-25
    days on market $360,900 Active 155 DOM
12. 2026-07-23
    days on market $360,900 Active 153 DOM
13. 2026-07-22
    days on market $360,900 Active 152 DOM
14. 2026-07-21
    days on market $360,900 Active 151 DOM
15. 2026-07-18
    days on market $360,900 Active 148 DOM
16. 2026-07-16
    days on market $360,900 Active 146 DOM
17. 2026-07-16
    days on market $360,900 Active 145 DOM
18. 2026-07-14
    days on market $360,900 Active 144 DOM
19. 2026-07-13
    days on market $360,900 Active 143 DOM
20. 2026-07-12
    days on market $360,900 Active 142 DOM
21. 2026-07-11
    days on market $360,900 Active 141 DOM
22. 2026-07-10
    days on market $360,900 Active 140 DOM
23. 2026-07-09
    days on market $360,900 Active 139 DOM
24. 2026-07-08
    days on market $360,900 Active 138 DOM
25. 2026-07-07
    days on market $360,900 Active 137 DOM
26. 2026-07-06
    days on market $360,900 Active 136 DOM
27. 2026-07-05
    days on market $360,900 Active 135 DOM
28. 2026-07-04
    days on market $360,900 Active 134 DOM
29. 2026-07-03
    days on market $360,900 Active 133 DOM
30. 2026-07-02
    pricedays on market $360,900 Active 132 DOM
31. 2026-07-01
    days on market $359,900 Active 131 DOM
32. 2026-06-30
    days on market $359,900 Active 130 DOM
33. 2026-06-29
    days on market $359,900 Active 129 DOM
34. 2026-06-28
    days on market $359,900 Active 128 DOM
35. 2026-06-28
    days on market $359,900 Active 127 DOM
36. 2026-06-27
    days on market $359,900 Active 126 DOM
37. 2026-06-25
    days on market $359,900 Active 124 DOM
38. 2026-06-23
    days on market $359,900 Active 122 DOM
39. 2026-06-22
    days on market $359,900 Active 121 DOM
40. 2026-06-19
    days on market $359,900 Active 119 DOM
41. 2026-06-18
    days on market $359,900 Active 118 DOM
42. 2026-06-17
    days on market $359,900 Active 117 DOM
43. 2026-06-16
    days on market $359,900 Active 116 DOM
44. 2026-06-15
    days on market $359,900 Active 115 DOM
45. 2026-06-14
    days on market $359,900 Active 113 DOM
46. 2026-06-13
    days on market $359,900 Active 112 DOM
47. 2026-06-10
    days on market $359,900 Active 110 DOM
48. 2026-06-09
    days on market $359,900 Active 109 DOM
49. 2026-06-08
    days on market $359,900 Active 108 DOM
50. 2026-06-07
    days on market $359,900 Active 107 DOM

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $34,839
• − Mortgage interest: −$24,252
• − Property taxes: −$6,494
• − Insurance: −$2,165
• − Repairs & maintenance: −$2,787
• − Management: −$2,787
• − Depreciation: −$12,595
• Taxable loss: −$16,241
• Est. tax savings @ 24.0%: +$3,898
• After-tax cash flow: $-4,483/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It's move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping and curb appeal can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by enhancing convenience and comfort. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Dr Bryan C Jack El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Three Lakes Middle F TX #704/1,662 Nat'l #6,453/14,009 High Tyler Legacy H S F TX #767/1,632 Nat'l #7,907/17,239

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

B Composite livability gradescore 75/100

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 · 248,890 people
• City population: 127,842
• Metro: Tyler, TX
• Population (ZIP): 46,039
• Household income: $79,194
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Tagalog/Filipino 1%

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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: ▼ -218.79%
• Current HPI: 182.3842
• Rent YoY: ▼ -1.95%
• Metro: Tyler, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2026-02-20 Listed $359,900 Zillow