15987 Hwy 155 · Noonday, TX 75703

$150,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 36 Days on market

Built 1974 0.46 ac lot $97/sqft · 53% below area

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! Tyler's growth is headed south and this property is located 5 miles south of Loop 323 and just south of Loop 49, giving you easy access to I20. Property offers 152ft of highway frontage and is the perfect location for your business or home. Come see all this property has to offer. Call for your private tour today!

Key facts

• Spacious kitchen
• Dishwasher
• Replaced appliances

Tags

• SPACIOUS KITCHEN
• GAS STOVE
• DISHWASHER
• REPLACED APPLIANCES
• REPLACED HVAC
• REPLACED ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.1% in Noonday — 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 62/100 on livability (#938 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, schools F, amenities 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.
• Market conditions: Rents soft (-1.9%/yr); 649 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 $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 36 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 8991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1974 — 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. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $319,541
• List price: $150,000
• Delta: -53.06%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.93×
• Total profit: $-3,143
• Equity at exit: $22,365

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $10,348
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $419

Break-even live

Break-even rent $1,366

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-30
   days on market $150,000 Active 36 DOM
2. 2026-04-24
   listed $150,000 Active 750-char remark
3. 2026-03-14
   price $1,495
4. 2026-02-28
   price $1,550
5. 2026-02-14
   price $1,495
6. 2025-09-09
   listed $1,650
7. 2017-11-27
   soldstatus 345-char remark

   Show marketing remark (345 chars)

   Location, Location, Location! Tyler's growth is headed south and this property is located 5 miles south of Loop 323 and just south of Loop 49, giving you easy access to I20. Property offers 152ft of highway frontage and is the perfect location for your business or home. Come see all this property has to offer. Call for your private tour today!

8. 2017-11-27
   soldstatus

   Show marketing remark (345 chars)

   Location, Location, Location! Tyler's growth is headed south and this property is located 5 miles south of Loop 323 and just south of Loop 49, giving you easy access to I20. Property offers 152ft of highway frontage and is the perfect location for your business or home. Come see all this property has to offer. Call for your private tour today!

9. 2017-10-23
   listed $84,900 345-char remark

   Show marketing remark (345 chars)

   Location, Location, Location! Tyler's growth is headed south and this property is located 5 miles south of Loop 323 and just south of Loop 49, giving you easy access to I20. Property offers 152ft of highway frontage and is the perfect location for your business or home. Come see all this property has to offer. Call for your private tour today!

10. 1998-12-21
    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: $2,762 · $230/mo
• Projected year-2 tax: $2,762 · $230/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 · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,754
• − Mortgage interest: −$8,402
• − Property taxes: −$2,762
• − Insurance: −$750
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,364
• Taxable income: $2,835
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $4,344/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 — Noonday

• Score: 62/100
• State rank: #938
• US rank: #16671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noonday, TX
• County: Smith County · 180,570 people
• 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

-98.1% since first listed

9 events — show timeline

• 2026-05-26 Rental Removed $1,595 RENTALBEAST
• 2026-03-14 Price Changed $1,495 RENTALBEAST
• 2026-02-28 Price Changed $1,550 RENTALBEAST
• 2026-02-14 Price Changed $1,495 RENTALBEAST
• 2025-09-09 Listed for Rent $1,650 RENTALBEAST
• 2017-11-27 Sold (Public Records) — Public Records
• 2017-11-27 Sold (MLS) — GTAR
• 2017-10-23 Listed $84,900 GTAR
• 1998-12-21 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2024): $2,762 · +9.5% YoY. Source: county tax records.