1308 N Whitten Ave · Tyler, TX 75702

$118,900

3 bd · 1.0 ba · 1,638 sqft · SingleFamily public records · 48 Days on market

Built 1930 6,534 sqft lot $73/sqft · 28% below area Est $166k · 28% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Well maintained home on Whitten Avenue. Call Ben or Tom for details for this property. No Trespassing Do Not Disturb Occupant No Showings Permitted!!

Key facts

• 6,534 sq ft lot
• Built 1930
• Listed 48 days

Property features AI

Exterior

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

Interior

• Bathrooms: 1 full bathroom
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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-, 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: T J Austin El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 334 students, 99% FRL); Moore Mst Magnet School (math 46% / reading 39%, grade D-, #553 of 1,662 statewide, top 34%, 1,113 students, 87% FRL); Tyler H S (math 26% / reading 27%, grade F, #1,228 of 1,632 statewide, top 76%, 2,164 students, 90% FRL) — zoned schools average 92% FRL vs 66% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 155 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 39% 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 $822 of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,333 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $165,524
• List price: $118,900
• Delta: -28.17%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1291 N Englewood	0.60mi	3/2.0	1,588 (-3%)	14mo	$249,900	$157	52
1556 Crescent Dr	0.65mi	3/2.0	1,471 (-10%)	15mo	$199,900	$136	37

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $12,335
• Equity at exit: $17,728

10-year hold

• IRR: 18.0%
• Equity multiple: 2.45×
• Total profit: $48,114
• Equity at exit: $10,280

Cash invested: $33,292 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$624
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $515

Break-even live

Break-even rent $1,023

Max offer price $118,900

Occupancy floor 64%

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Vance St Tyler, TX	3.0	2.0	1160	$1,350	$1.16	43d	1	0.29mi
809 W Harmony St Tyler, TX	3.0	2.0	1309	$1,500	$1.15	43d	1	0.30mi
1618 N Tenneha Ave Tyler, TX	3.0	1.0	1587	$1,400	$0.88	13d	1	0.31mi
826 W Franklin St Tyler, TX	3.0	2.0	1273	$1,550	$1.22	13d	1	0.32mi
1523 N Englewood Ave Tyler, TX	3.0	2.0	1542	$1,650	$1.07	43d	1	0.59mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	43d	1	0.69mi
1538 N Hill Ave Tyler, TX	3.0	2.0	1813	$1,650	$0.91	21d	1	0.76mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	43d	1	0.82mi
819 W 26th St Tyler, TX	3.0	2.0	1200	$995	$0.83	21d	1	0.87mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	43d	1	0.87mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	43d	1	0.87mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	21d	1	0.87mi
821 W 26th St Tyler, TX	3.0	2.0	1200	$995	$0.83	21d	1	0.87mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	21d	1	0.87mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	13d	1	1.14mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	21d	1	1.14mi
3080 N Tenneha Ave Tyler, TX	4.0	2.5	2004	$2,000	$1.00	13d	1	1.22mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	43d	1	1.23mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	21d	1	1.23mi
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	21d	1	1.28mi
3115 N Grand Ave Tyler, TX	3.0	2.0	1309	$1,575	$1.20	43d	1	1.29mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	21d	1	1.30mi
324 S Saunders Ave Tyler, TX	3.0	2.0	1650	$2,100	$1.27	43d	1	1.45mi
411 N Fuller Ave Tyler, TX	3.0	2.0	1246	$1,850	$1.48	43d	1	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $118,900 Active 48 DOM
2. 2026-06-18
   days on market $118,900 Active 47 DOM
3. 2026-06-17
   days on market $118,900 Active 46 DOM
4. 2026-06-16
   days on market $118,900 Active 45 DOM
5. 2026-06-15
   days on market $118,900 Active 44 DOM
6. 2026-06-14
   days on market $118,900 Active 42 DOM
7. 2026-06-13
   days on market $118,900 Active 41 DOM
8. 2026-06-10
   days on market $118,900 Active 39 DOM
9. 2026-06-09
   days on market $118,900 Active 38 DOM
10. 2026-06-08
    days on market $118,900 Active 37 DOM
11. 2026-06-07
    days on market $118,900 Active 36 DOM
12. 2026-06-05
    days on market $118,900 Active 33 DOM
13. 2026-06-02
    days on market $118,900 Active 31 DOM
14. 2026-06-01
    days on market $118,900 Active 30 DOM
15. 2026-05-31
    days on market $118,900 Active 29 DOM
16. 2026-05-30
    days on market $118,900 Active 28 DOM
17. 2026-05-02
    listed $118,900 Active 149-char remark
18. 2011-05-31
    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: $1,618 · $135/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: +$558/yr (+$47/mo · 34.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $20,095
• − Mortgage interest: −$6,660
• − Property taxes: −$1,618
• − Insurance: −$594
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,459
• Taxable income: $4,549
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $5,089/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

2 events — show timeline

• 2026-05-02 Listed $118,900 GTAR
• 2011-05-31 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,618 · +7.4% YoY. Source: county tax records.