16680 State Highway 64 E · New Chapel Hill, TX 75707

$170,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 38 Days on market

Built 1940 0.60 ac lot

---

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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.1/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

Key facts

• Garage conversion
• Private office
• Own bathroom

Tags

• GARAGE CONVERSION
• ADDITIONAL LIVING SPACE
• OWN BATHROOM
• GUEST SUITE
• PRIVATE OFFICE
• MULTI-GENERATIONAL LIVING

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water
• Home design: Single-family residence; One story
• Exterior features: Lot roughly 0.6 acres; Lot dimensions approximately 171 x 153 x 132 x 225

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,275 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, schools F, crime D-.
• 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.
• Market conditions: Rents rising (+2.4%/yr); 188 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

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 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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, 72% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1940 — 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 F-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: 1.11% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-12,516
• Equity at exit: $25,348

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,354
• Equity at exit: $14,698

Cash invested: $47,600 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 188
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $254

Break-even live

Break-even rent $1,569

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $170,000 Active 38 DOM
2. 2026-06-18
   days on market $170,000 Active 37 DOM
3. 2026-06-17
   days on market $170,000 Active 36 DOM
4. 2026-06-16
   days on market $170,000 Active 35 DOM
5. 2026-06-15
   days on market $170,000 Active 34 DOM
6. 2026-06-14
   days on market $170,000 Active 32 DOM
7. 2026-06-13
   days on market $170,000 Active 31 DOM
8. 2026-06-10
   days on market $170,000 Active 29 DOM
9. 2026-06-09
   days on market $170,000 Active 28 DOM
10. 2026-06-08
    days on market $170,000 Active 27 DOM
11. 2026-06-07
    days on market $170,000 Active 26 DOM
12. 2026-06-02
    days on market $170,000 Active 21 DOM
13. 2026-06-01
    days on market $170,000 Active 20 DOM
14. 2026-05-31
    days on market $170,000 Active 19 DOM
15. 2026-05-30
    days on market $170,000 Active 18 DOM
16. 2026-05-12
    status Active 1410-char remark

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

17. 2026-05-05
    status Pending 1410-char remark

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

18. 2026-04-25
    price $170,000 1410-char remark

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

19. 2026-04-24
    status Active 1410-char remark

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

20. 2026-04-20
    status Pending 1410-char remark

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

21. 2026-04-02
    listed $180,000 Active 1410-char remark

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

22. 2026-04-02
    listed $170,000 Active

    Show marketing remark (1410 chars)

    A standout feature of this property is the garage conversion, thoughtfully transformed into additional living space complete with its own bathroom. This bonus area—not included in the main square footage, offers incredible flexibility, perfect for a guest suite, private office, or multi-generational living arrangement. Nestled along State Highway 64 East in Tyler, this exceptional property offers the perfect blend of East Texas charm, space, and versatility. Situated on a generously sized lot, the setting provides a sense of privacy and room to breathe, ideal for those seeking a peaceful retreat while still enjoying convenient access to all that Tyler has to offer. Step into a warm and inviting layout, thoughtfully designed for both everyday living and entertaining. Natural light flows throughout the interior, creating a bright, welcoming atmosphere that immediately feels like home. Outdoors, the expansive lot truly sets this property apart. With ample space for recreation, gardening, or future enhancements, the possibilities are endless. Whether you envision hosting gatherings, adding a shop or pool, or simply enjoying the wide-open East Texas skies, this property provides the canvas to bring your vision to life. Combining space, functionality, and a prime location, this is a rare opportunity to experience refined country-style living with modern-day convenience just minutes away.

23. 2024-11-11
    historical $1,650
24. 2024-09-23
    listed $229,999 Active
25. 2024-09-14
    listed $1,650
26. 2020-11-17
    soldstatus
27. 2020-11-12
    soldstatus
28. 2020-10-01
    listed $145,000
29. 2004-06-21
    soldstatus
30. 1985-06-18
    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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $22,679
• − Mortgage interest: −$9,523
• − Property taxes: −$3,325
• − Insurance: −$850
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$4,945
• Taxable income: $407
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,946/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 — New Chapel Hill

• Score: 57/100
• State rank: #1275
• US rank: #22160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 16,355
• Metro: Tyler, TX
• Population (ZIP): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• 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

+17.2% since first listed

15 events — show timeline

• 2026-05-12 Relisted — GTAR
• 2026-05-05 Pending — GTAR
• 2026-04-25 Price Changed $170,000 GTAR
• 2026-04-24 Relisted — GTAR
• 2026-04-20 Pending — GTAR
• 2026-04-02 Listed $170,000 LAAR
• 2026-04-02 Listed $180,000 GTAR
• 2024-11-11 Rental Removed $1,650 GTAR
• 2024-09-23 Listed $229,999 GTAR
• 2024-09-14 Listed for Rent $1,650 GTAR
• 2020-11-17 Sold (Public Records) — Public Records
• 2020-11-12 Sold (MLS) — GTAR
• 2020-10-01 Listed $145,000 GTAR
• 2004-06-21 Sold (Public Records) — Public Records
• 1985-06-18 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2024): $3,325 · +4.3% YoY. Source: county tax records.