2318 Plume Dr · Tyler, TX 75703

$125,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 77 Days on market

Built 1958 7,187 sqft lot $117/sqft · 38% below area Est $201k · 38% under ↓ 7% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and efficient, this 2-bedroom, 1-bath home in Tyler, TX offers 1,072 square feet of comfortable living space on a manageable 0.165-acre lot. Perfect for first-time buyers, downsizers, or investors, this property combines functionality with a cozy feel. Inside, you’ll find a welcoming layout with a spacious living area that flows easily into the kitchen and dining space, creating an ideal setup for everyday living or entertaining. The bedrooms are well-sized with ample natural light, while the bathroom is conveniently located for accessibility. Outside, the lot provides just enough space for outdoor enjoyment without overwhelming maintenance—ideal for relaxing evenings, pets, or a small garden. Located in a convenient area of Tyler, you’ll enjoy proximity to local shopping, dining, and schools while still having a quiet place to call home. Whether you’re looking to settle in or add to your portfolio, this property offers great potential and value in a growing East Texas market.

Key facts

• 7,187 sq ft lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Rents soft (-1.9%/yr); 649 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.17% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (median comp): $201,127
• List price: $125,000
• Delta: -37.85%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.78×
• Total profit: $-7,736
• Equity at exit: $18,638

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,527
• Equity at exit: $10,808

Cash invested: $35,000 (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 75703

• Rents YoY: -1.9%
• Active inventory: 649
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$656
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $263

Break-even live

Break-even rent $1,126

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	13d	1	0.35mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	43d	1	0.37mi
3304 Golden Rd Unit 1222 Tyler, TX	2.0	2.0	811	$1,274	$1.57	43d	1	0.38mi
3304 Golden Rd Unit 1422 Tyler, TX	2.0	2.0	811	$1,274	$1.57	20d	1	0.38mi
2725 Amy Ln Tyler, TX	2.0	1.5	1146	$1,520	$1.33	13d	1	0.42mi
3113 Greg Ln Tyler, TX	3.0	1.5	1157	$1,300	$1.12	13d	1	0.46mi
4400 Troup Hwy Tyler, TX	1.0–2.0	1.0–2.0	744	$1,224	$1.64	13d	10	0.50mi
4418 Edinburgh Dr Tyler, TX	3.0	2.0	1407	$1,750	$1.24	43d	1	0.50mi
4309 Aberdeen Dr Tyler, TX	3.0	2.0	1219	$1,475	$1.21	43d	1	0.51mi
1909 Sybil Ln Tyler, TX	1.0–3.0	1.0–2.0	1067	$1,273	$1.19	13d	9	0.56mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	20d	1	0.57mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	20d	1	0.57mi
4400 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	905	$1,044	$1.15	13d	60	0.66mi
4600 Paluxy Dr Tyler, TX	2.0	1.0–2.0	585	$1,006	$1.72	13d	15	0.76mi
4920 Thistle Dr Tyler, TX	3.0	1.0–2.0	775	$1,207	$1.56	13d	8	1.01mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,379	$1.01	13d	1	1.21mi
1717 Shiloh Rd Tyler, TX	1.0–3.0	1.0–2.0	1000	$1,190	$1.19	13d	10	1.23mi
5058 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	965	$1,427	$1.48	13d	11	1.28mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	43d	1	1.37mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	13d	1	1.40mi
3629 McDonald Rd Tyler, TX	2.0	2.0	1287	$1,325	$1.03	20d	1	1.48mi

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 77 DOM
2. 2026-06-18
   days on market $125,000 Active 76 DOM
3. 2026-06-17
   days on market $125,000 Active 75 DOM
4. 2026-06-16
   days on market $125,000 Active 74 DOM
5. 2026-06-15
   days on market $125,000 Active 73 DOM
6. 2026-06-14
   days on market $125,000 Active 71 DOM
7. 2026-06-13
   days on market $125,000 Active 70 DOM
8. 2026-06-10
   days on market $125,000 Active 68 DOM
9. 2026-06-09
   days on market $125,000 Active 67 DOM
10. 2026-06-08
    days on market $125,000 Active 66 DOM
11. 2026-06-07
    days on market $125,000 Active 65 DOM
12. 2026-06-05
    days on market $125,000 Active 62 DOM
13. 2026-06-02
    days on market $125,000 Active 60 DOM
14. 2026-06-01
    days on market $125,000 Active 59 DOM
15. 2026-05-31
    days on market $125,000 Active 58 DOM
16. 2026-05-30
    days on market $125,000 Active 57 DOM
17. 2026-05-15
    price $125,000 1024-char remark

    Show marketing remark (1024 chars)

    Charming and efficient, this 2-bedroom, 1-bath home in Tyler, TX offers 1,072 square feet of comfortable living space on a manageable 0.165-acre lot. Perfect for first-time buyers, downsizers, or investors, this property combines functionality with a cozy feel. Inside, you’ll find a welcoming layout with a spacious living area that flows easily into the kitchen and dining space, creating an ideal setup for everyday living or entertaining. The bedrooms are well-sized with ample natural light, while the bathroom is conveniently located for accessibility. Outside, the lot provides just enough space for outdoor enjoyment without overwhelming maintenance—ideal for relaxing evenings, pets, or a small garden. Located in a convenient area of Tyler, you’ll enjoy proximity to local shopping, dining, and schools while still having a quiet place to call home. Whether you’re looking to settle in or add to your portfolio, this property offers great potential and value in a growing East Texas market.

18. 2026-05-06
    price $124,500
19. 2026-05-06
    status Active
20. 2026-04-30
    status Pending
21. 2026-04-03
    listed $135,000 Active 1024-char remark

    Show marketing remark (1024 chars)

    Charming and efficient, this 2-bedroom, 1-bath home in Tyler, TX offers 1,072 square feet of comfortable living space on a manageable 0.165-acre lot. Perfect for first-time buyers, downsizers, or investors, this property combines functionality with a cozy feel. Inside, you’ll find a welcoming layout with a spacious living area that flows easily into the kitchen and dining space, creating an ideal setup for everyday living or entertaining. The bedrooms are well-sized with ample natural light, while the bathroom is conveniently located for accessibility. Outside, the lot provides just enough space for outdoor enjoyment without overwhelming maintenance—ideal for relaxing evenings, pets, or a small garden. Located in a convenient area of Tyler, you’ll enjoy proximity to local shopping, dining, and schools while still having a quiet place to call home. Whether you’re looking to settle in or add to your portfolio, this property offers great potential and value in a growing East Texas market.

22. 2026-04-02
    status Active
23. 2026-03-30
    historical
24. 2026-03-27
    listed $135,000
25. 2003-11-17
    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: $2,179 · $182/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$109/yr (+$9/mo · 5.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 27 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: $17,502
• − Mortgage interest: −$7,002
• − Property taxes: −$2,179
• − Insurance: −$625
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$3,636
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,855/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): 46,039
• Household income: $79,194
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1585.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -218.79%
• Current HPI: 182.3842
• Rent YoY: ▼ -1.95%
• 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

-7.4% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $125,000 LAAR
• 2026-05-06 Price Changed $124,500 GTAR
• 2026-05-06 Relisted — GTAR
• 2026-04-30 Pending — GTAR
• 2026-04-03 Listed $135,000 LAAR
• 2026-04-02 Relisted — GTAR
• 2026-03-30 Delisted — GTAR
• 2026-03-27 Listed $135,000 GTAR
• 2003-11-17 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2024): $2,179 · +17.1% YoY. Source: county tax records.