322 S Clayton Ave · Tyler, TX 75702

$159,900

3 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 180 Days on market

Built 1940 $92/sqft · 24% below area Est $211k · 24% under ↓ 20% 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).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.6/10.0
• 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

Discover the potential at 322 S Clayton—an old-school charmer with over 1,700 sq. ft. of space, ready for your vision and revival. This solid brick-veneer home offers an official living area, a dedicated dining space, a large kitchen, and 3 bedrooms with 1.5 baths. The location is unbeatable—just minutes from the hospitals, making it an ideal opportunity for a long-term rental, travel-nurse rental, or Airbnb. With the right updates, this property could shine again and become a strong income-producing investment. If you’re looking for a project with great bones and even better potential, come see 322 S Clayton today!

Key facts

• Built 1940
• Listed 180 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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+.
• 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 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 180 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.06% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 7.8

CMA / ARV

• ARV (median comp): $211,086
• List price: $159,900
• Delta: -24.25%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 E Devine St	0.66mi	4/2.0 (+1)	1,720 (-1%)	20mo	$248,500	$144	42
1528 E Devine St	0.66mi	3/3.0	1,522 (-12%)	6mo	$298,990	$196	35

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 · 2.27% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-17,889
• Equity at exit: $23,842

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-8,434
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$839
• Tax from tax record: −$293 /mo · $3,517/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $144

Break-even live

Break-even rent $1,517

Max offer price $159,900

Occupancy floor 87%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Patricia Ct Tyler, TX	3.0	2.0	1314	$1,795	$1.37	43d	1	0.27mi
613 S Baxter Ave Tyler, TX	3.0	2.0	1090	$1,250	$1.15	21d	1	0.31mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	43d	1	0.33mi
1421 E Idel St Tyler, TX	3.0	1.5	1080	$1,300	$1.20	13d	1	0.46mi
1729 E Arnold St Tyler, TX	2.0	1.0	1074	$1,295	$1.21	21d	1	0.47mi
411 N Fuller Ave Tyler, TX	3.0	2.0	1246	$1,850	$1.48	43d	1	0.48mi
811 S Mahon Ave Tyler, TX	3.0	2.0	1761	$1,900	$1.08	43d	1	0.50mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	0.79mi
2009 E Devine St Tyler, TX	3.0	2.0	1200	$1,600	$1.33	43d	1	0.81mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	43d	1	0.88mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	21d	1	1.02mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	43d	1	1.08mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	21d	1	1.08mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	1.12mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	1.13mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	1.13mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	43d	1	1.21mi
2401 Airline Dr Tyler, TX	3.0	2.5	1512	$1,325	$0.88	43d	1	1.22mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	1.26mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	21d	1	1.28mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	43d	1	1.32mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	21d	1	1.34mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	43d	1	1.34mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	21d	1	1.35mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	43d	1	1.38mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	13d	1	1.41mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	13d	1	1.41mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	13d	1	1.45mi
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	21d	1	1.49mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	13d	1	1.49mi

Listing history 6 events

1. 2026-05-31
   days on market $159,900 Active 180 DOM
2. 2026-05-30
   days on market $159,900 Active 179 DOM
3. 2025-12-03
   listed $159,900 Active 641-char remark

   Show marketing remark (641 chars)

   Discover the potential at 322 S Clayton—an old-school charmer with over 1,700 sq. ft. of space, ready for your vision and revival. This solid brick-veneer home offers an official living area, a dedicated dining space, a large kitchen, and 3 bedrooms with 1.5 baths. The location is unbeatable—just minutes from the hospitals, making it an ideal opportunity for a long-term rental, travel-nurse rental, or Airbnb. With the right updates, this property could shine again and become a strong income-producing investment. If you’re looking for a project with great bones and even better potential, come see 322 S Clayton today!

4. 2024-03-09
   listed $190,000 Active
5. 2023-10-20
   listed $200,000 Active
6. 1991-09-20
   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: $3,517 · $293/mo
• Projected year-2 tax: $3,517 · $293/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 60% 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: $20,389
• − Mortgage interest: −$8,957
• − Property taxes: −$3,517
• − Insurance: −$800
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,652
• Taxable loss: −$798
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,921/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

-20.1% since first listed

4 events — show timeline

• 2025-12-03 Listed $159,900 GTAR
• 2024-03-09 Listed $190,000 GTAR
• 2023-10-20 Listed $200,000 GTAR
• 1991-09-20 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2024): $3,517 · +17.1% YoY. Source: county tax records.