9701 James Ave · Tyler, TX 75706

$139,500

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 160 Days on market

Built 1950 0.72 ac lot

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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 +22.8/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors, skilled remodelers, and visionaries! This fully gutted home is a blank canvas, offering the rare opportunity to design and rebuild the interior entirely to your taste. Featuring a one year old roof, water well, irrigation system and situated on a spacious 0.72-acre lot, the property provides ample room to add a pool, garage, workshop, or all three. Bring your ideas and imagination, this is your chance to create something truly special. Schedule your showing today!

Key facts

• Water well
• One year old roof
• Irrigation system

Tags

• ONE YEAR OLD ROOF
• WATER WELL
• IRRIGATION SYSTEM
• SPACIOUS 0.72 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 109 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 $10k of equity ($964 loan paydown + $9k appreciation (6.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1950 — 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: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.58×
• Total profit: $61,732
• Equity at exit: $94,094

10-year hold

• IRR: 21.5%
• Equity multiple: 5.31×
• Total profit: $168,162
• Equity at exit: $176,451

Cash invested: $39,060 (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 75706

• Home prices YoY: 2.9%
• Active inventory: 109
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $242

Break-even live

Break-even rent $1,168

Max offer price $139,500

Occupancy floor 79%

Sensitivity live

Price	-10% $321	-5% $282	+0% $242	+5% $203	+10% $164
Rent	-10% $126	-5% $184	+0% $242	+5% $301	+10% $359
Rate	-1.0pp $313	-0.5pp $278	base $242	+0.5pp $206	+1.0pp $170

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $139,500 Active 160 DOM
2. 2026-06-18
   days on market $139,500 Active 159 DOM
3. 2026-06-17
   days on market $139,500 Active 158 DOM
4. 2026-06-16
   days on market $139,500 Active 157 DOM
5. 2026-06-15
   days on market $139,500 Active 156 DOM
6. 2026-06-14
   days on market $139,500 Active 154 DOM
7. 2026-06-13
   days on market $139,500 Active 153 DOM
8. 2026-06-10
   days on market $139,500 Active 151 DOM
9. 2026-06-09
   days on market $139,500 Active 150 DOM
10. 2026-06-08
    days on market $139,500 Active 149 DOM
11. 2026-06-07
    days on market $139,500 Active 148 DOM
12. 2026-06-05
    days on market $139,500 Active 145 DOM
13. 2026-06-02
    days on market $139,500 Active 143 DOM
14. 2026-06-01
    days on market $139,500 Active 142 DOM
15. 2026-05-31
    days on market $139,500 Active 141 DOM
16. 2026-05-30
    days on market $139,500 Active 140 DOM
17. 2026-01-10
    listed $139,500 Active 491-char remark

    Show marketing remark (491 chars)

    Calling all investors, skilled remodelers, and visionaries! This fully gutted home is a blank canvas, offering the rare opportunity to design and rebuild the interior entirely to your taste. Featuring a one year old roof, water well, irrigation system and situated on a spacious 0.72 acre lot, the property provides ample room to add a pool, garage, workshop, or all three. Bring your ideas and imagination, this is your chance to create something truly special. Schedule your showing today!

18. 2026-01-10
    listed $139,500 Active 491-char remark

    Show marketing remark (491 chars)

    Calling all investors, skilled remodelers, and visionaries! This fully gutted home is a blank canvas, offering the rare opportunity to design and rebuild the interior entirely to your taste. Featuring a one year old roof, water well, irrigation system and situated on a spacious 0.72 acre lot, the property provides ample room to add a pool, garage, workshop, or all three. Bring your ideas and imagination, this is your chance to create something truly special. Schedule your showing today!

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: +$953/yr (+$79/mo · 59.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,703
• − Mortgage interest: −$7,814
• − Property taxes: −$1,600
• − Insurance: −$698
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,058
• Taxable income: $701
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,741/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

• City population: 127,842
• Population (ZIP): 10,975

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 0.63)
• Race & ethnicity: White 43% Hispanic / Latino 40% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 31% 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: ▲ 6.72%
• Current HPI: 234.9412
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-10 Listed $139,500 GTAR
• 2026-01-10 Listed $139,500 NTREIS

Property tax history

+14.5%/yr

Latest (2024): $1,600 · +110.3% YoY. Source: county tax records.