1522 N Ross Ave · Tyler, TX 75702

$182,000

5 bd · 2.0 ba · 2,579 sqft · SingleFamily public records · 57 Days on market

Built 1960 $71/sqft · 26% above area Est $145k · 26% over

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Why this score? — see what drove the D 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
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Let us give you more reasons to give THANKS! This spacious home has 4 bedrooms and 2 baths plus several living areas. Some updates but priced to allow for your personal touch. Contact us today to make this house your home!

Key facts

• Natural light
• Corner lot
• Built 1960

Tags

• CORNER LOT
• NATURAL LIGHT
• ORIGINAL HARDWOOD FLOORS
• TWO SEPARATE ENTRANCES

Property features AI

Exterior

• Home design: Single-family detached home; 2 stories; Residential property
• Construction: Brick and wood siding construction
• Exterior features: Patio; Chain link fencing; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Gas oven; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (1.2% below list).
• Recommended offer: $177k (3.0% 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-, 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); Boulter Middle (math 28% / reading 22%, grade F, #1,258 of 1,662 statewide, top 77%, 853 students, 93% 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 94% FRL vs 66% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Tyler ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 155 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 42% 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 57 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask is 10300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $176,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1960 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $144,956
• List price: $182,000
• Delta: 25.56%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.27% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-20,312
• Equity at exit: $27,137

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-9,407
• Equity at exit: $15,736

Cash invested: $50,960 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$226 /mo · $2,715/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $164

Break-even live

Break-even rent $1,591

Max offer price $182,000

Occupancy floor 86%

Sensitivity live

Price	-10% $267	-5% $216	+0% $164	+5% $113	+10% $61
Rent	-10% $22	-5% $93	+0% $164	+5% $235	+10% $306
Rate	-1.0pp $256	-0.5pp $211	base $164	+0.5pp $117	+1.0pp $69

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3080 N Tenneha Ave Tyler, TX	4.0	2.5	2004	$2,000	$1.00	15d	1	1.04mi

Listing history 40 events

1. 2026-06-19
   days on market $182,000 Active 57 DOM
2. 2026-06-18
   days on market $182,000 Active 56 DOM
3. 2026-06-17
   days on market $182,000 Active 55 DOM
4. 2026-06-16
   days on market $182,000 Active 54 DOM
5. 2026-06-15
   days on market $182,000 Active 53 DOM
6. 2026-06-14
   days on market $182,000 Active 51 DOM
7. 2026-06-13
   days on market $182,000 Active 50 DOM
8. 2026-06-10
   days on market $182,000 Active 48 DOM
9. 2026-06-09
   days on market $182,000 Active 47 DOM
10. 2026-06-09
    price $182,000 Active 46 DOM
11. 2026-06-08
    days on market $185,000 Active 46 DOM
12. 2026-06-07
    days on market $185,000 Active 45 DOM
13. 2026-06-05
    days on market $185,000 Active 42 DOM
14. 2026-06-02
    days on market $185,000 Active 40 DOM
15. 2026-06-01
    days on market $185,000 Active 39 DOM
16. 2026-05-31
    days on market $185,000 Active 38 DOM
17. 2026-05-30
    days on market $185,000 Active 37 DOM
18. 2026-05-11
    price $185,000 970-char remark
19. 2026-04-29
    listed $1,850
20. 2026-04-23
    listed $192,000 Active 970-char remark
21. 2026-04-12
    historical $1,850
22. 2026-04-10
    listed $1,850
23. 2026-04-10
    historical $1,850
24. 2026-02-17
    price $1,850
25. 2026-01-23
    listed $1,795
26. 2024-02-07
    historical $1,795
27. 2024-02-04
    price $1,795
28. 2024-01-23
    price $1,695
29. 2024-01-17
    price $229,900
30. 2024-01-09
    price $1,700
31. 2024-01-04
    price $1,750
32. 2024-01-01
    price $1,795
33. 2023-12-29
    price $1,750
34. 2023-12-24
    listed $239,900 Active
35. 2023-12-06
    listed $1,795
36. 2022-11-27
    historical
37. 2020-04-16
    soldstatus
38. 2020-04-15
    soldstatus

    Show marketing remark (223 chars)

    Let us give you more reasons to give THANKS! This spacious home has 4 bedrooms and 2 baths plus several living areas. Some updates but priced to allow for your personal touch. Contact us today to make this house your home!

39. 2019-12-20
    listed $89,956

    Show marketing remark (223 chars)

    Let us give you more reasons to give THANKS! This spacious home has 4 bedrooms and 2 baths plus several living areas. Some updates but priced to allow for your personal touch. Contact us today to make this house your home!

40. 1987-10-21
    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: $2,715 · $226/mo
• Projected year-2 tax: $3,331 · $278/mo
• Expected delta: +$615/yr (+$51/mo · 22.7%)

ⓘ 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 ≥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: $21,582
• − Mortgage interest: −$10,195
• − Property taxes: −$2,715
• − Insurance: −$910
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,295
• Taxable loss: −$985
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $2,208/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

+102.3% since first listed

27 events — show timeline

• 2026-06-08 Price Changed $182,000 GTAR
• 2026-06-08 Rental Removed $1,750 RENTALBEAST
• 2026-06-06 Listed for Rent $1,750 RENTALBEAST
• 2026-05-20 Price Changed $1,750 BUILDIUM
• 2026-05-11 Price Changed $185,000 GTAR
• 2026-04-29 Listed for Rent $1,850 BUILDIUM
• 2026-04-23 Listed $192,000 GTAR
• 2026-04-12 Rental Removed $1,850 RENTALBEAST
• 2026-04-10 Listed for Rent $1,850 RENTALBEAST
• 2026-04-10 Rental Removed $1,850 BUILDIUM
• 2026-02-17 Price Changed $1,850 BUILDIUM
• 2026-01-23 Listed for Rent $1,795 BUILDIUM
• 2024-02-07 Rental Removed $1,795 BUILDIUM
• 2024-02-04 Price Changed $1,795 BUILDIUM
• 2024-01-23 Price Changed $1,695 BUILDIUM
• 2024-01-17 Price Changed $229,900 GTAR
• 2024-01-09 Price Changed $1,700 BUILDIUM
• 2024-01-04 Price Changed $1,750 BUILDIUM
• 2024-01-01 Price Changed $1,795 BUILDIUM
• 2023-12-29 Price Changed $1,750 BUILDIUM
• 2023-12-24 Listed $239,900 GTAR
• 2023-12-06 Listed for Rent $1,795 BUILDIUM
• 2022-11-27 Rental Removed — BUILDIUM
• 2020-04-16 Sold (Public Records) — Public Records
• 2020-04-15 Sold (MLS) — GTAR
• 2019-12-20 Listed $89,956 GTAR
• 1987-10-21 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2024): $2,715 · +12.2% YoY. Source: county tax records.