7059 County Road 246 S · Overton, TX 75705

$85,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 28 Days on market

Built 1950

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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
• Appreciation +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you are looking for a 5 acre tract of land to build your home in the Chapel Hill area take a glance at this property. Contact me for more information

Key facts

• Water well in place
• Utilities on site
• 3 acre property

Tags

• 3 ACRE PROPERTY
• 580 FEET OF ROAD FRONTAGE
• UTILITIES ON SITE
• WATER WELL IN PLACE

Property features AI

Finance

• Other: Property located at 7059 County Road 246 S, Tyler TX 75705
• Financial info: Annual tax amount reported

Exterior

• Home design: Single-family detached residence; Single story
• Construction: Residential construction
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating
• Interior features: No heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#432 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Chapel Hill ISD (rural): math 25% / reading 33% proficiency, ranked #650 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chapel Hill J H (math 27% / reading 35%, grade F, #1,015 of 1,662 statewide, top 62%, 502 students, 77% FRL); Chapel Hill H S (math 21% / reading 35%, grade F, #1,170 of 1,632 statewide, top 72%, 1,063 students, 75% FRL).
• Market conditions: 29 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($588 loan paydown + $833 appreciation (1.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 59% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.16% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.61%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 3.31×
• Total profit: $54,936
• Equity at exit: $28,930

10-year hold

• IRR: 46.7%
• Equity multiple: 6.57×
• Total profit: $132,621
• Equity at exit: $38,378

Cash invested: $23,800 (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 75705

• Home prices YoY: 0.7%
• Active inventory: 29
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $838

Break-even live

Break-even rent $779

Max offer price $85,000

Occupancy floor 49%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $85,000 Active 28 DOM
2. 2026-06-18
   days on market $85,000 Active 27 DOM
3. 2026-06-17
   days on market $85,000 Active 26 DOM
4. 2026-06-16
   days on market $85,000 Active 25 DOM
5. 2026-06-15
   days on market $85,000 Active 24 DOM
6. 2026-06-14
   days on market $85,000 Active 22 DOM
7. 2026-06-13
   days on market $85,000 Active 21 DOM
8. 2026-06-10
   days on market $85,000 Active 19 DOM
9. 2026-06-09
   days on market $85,000 Active 18 DOM
10. 2026-06-08
    days on market $85,000 Active 17 DOM
11. 2026-06-07
    days on market $85,000 Active 16 DOM
12. 2026-06-03
    price $85,000 Active 11 DOM
13. 2026-06-02
    days on market $99,900 Active 11 DOM
14. 2026-06-01
    days on market $99,900 Active 10 DOM
15. 2026-05-31
    days on market $99,900 Active 9 DOM
16. 2026-05-30
    days on market $99,900 Active 8 DOM
17. 2026-05-22
    listed $99,900 Active
18. 2019-06-19
    soldstatus 152-char remark

    Show marketing remark (152 chars)

    If you are looking for a 5 acre tract of land to build your home in the Chapel Hill area take a glance at this property. Contact me for more information

19. 2019-05-18
    listed $37,400 152-char remark

    Show marketing remark (152 chars)

    If you are looking for a 5 acre tract of land to build your home in the Chapel Hill area take a glance at this property. Contact me for more information

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$742/yr (+$62/mo · 91.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $22,080
• − Mortgage interest: −$4,761
• − Property taxes: −$813
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$2,473
• Taxable income: $9,277
• Est. tax owed @ 24.0%: −$2,226
• After-tax cash flow: $7,832/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: Chapel Hill ISD
• NCES district ID: 4813650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $43,891
• Composite: 24.76/100
• National rank: #7603
• State rank: #650 of 826 in TX

Livability — Overton

• Score: 69/100
• State rank: #432
• US rank: #8906

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,471

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: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scottish 6% Iranian 1% Scotch-Irish 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 0.98%
• Current HPI: 144.823
• Rent YoY: —
• Metro: —
• 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

+167.1% since first listed

3 events — show timeline

• 2026-05-22 Listed $99,900 GTAR
• 2019-06-19 Sold (MLS) — GTAR
• 2019-05-18 Listed $37,400 GTAR

Property tax history

+6.9%/yr

Latest (2024): $813 · +11.4% YoY. Source: county tax records.