11291 County Rd 1232 · Tyler, TX 75762

$224,567

3 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 129 Days on market

Built 1978 0.44 ac lot $151/sqft · 16% below area Est $267k · 16% under

---

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 +14.9/30.0
• ARV discount +14.7/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the peaceful surroundings of Flint, Texas, this charming 1978 vintage home sits on a spacious 0.44-acre lot, framed by majestic oak trees. Located on a quiet cul-de-sac, the property offers serene pasture views, best enjoyed from the screened-in back porch, complete with a nostalgic porch swing. Beautiful and practical landscaping redesign offer open patios in front and back yard. Inside, the living room boasts an 11-foot vaulted ceiling, centered around a cozy wood-burning stove with a classic brick hearth. The home features updated luxury vinyl plank flooring throughout, providing both style and easy maintenance. The oversized master bedroom is perfect for accommodating large furnishings and includes two reach-in closets for ample storage. The adjoining master bath maintains its vintage charm, complete with a shower/tub, linen storage, and retro swag lamps. Two additional guest bedrooms share a second full bath, also with a shower/tub combo. Thoughtful storage solutions continue with two hallway closets and another off the entry. The screened back porch, reinforced with hurricane-strength screens, offers the perfect bug-free environment to relax and entertain. The beautifully landscaped flower beds showcase a vibrant mix of herbs, perennials, and annuals, adding pops of color to this inviting home. With its timeless appeal and tranquil setting, this Flint gem is a perfect place to call home. Owens/Hubbard/Tyler Legacy schools.

Key facts

• Two reach in closets
• Serene pasture views
• Open patios

Tags

• SCREENED IN BACK PORCH
• TWO REACH IN CLOSETS
• VINTAGE CHARM MASTER BATH
• HURRICANE STRENGTH SCREENS
• SERENE PASTURE VIEWS
• OPEN PATIOS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $65 ($782/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 $201k (10.3% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 354 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 129 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: major wind risk, 66% 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 $197,618 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1978 — 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: 0.90% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $267,260
• List price: $224,567
• Delta: -15.97%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-32,223
• Equity at exit: $33,484

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-22,653
• Equity at exit: $19,416

Cash invested: $62,879 (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 75762

• Home prices YoY: -28.4%
• Active inventory: 354
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,178
• Tax from tax record: −$255 /mo · $3,058/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $65

Break-even live

Break-even rent $1,932

Max offer price $224,567

Occupancy floor 92%

Sensitivity live

Price	-10% $192	-5% $129	+0% $65	+5% $2	+10% $-62
Rent	-10% $-94	-5% $-14	+0% $65	+5% $145	+10% $224
Rate	-1.0pp $178	-0.5pp $122	base $65	+0.5pp $7	+1.0pp $-52

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: $56,142
• Closing costs: $6,737
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 FM 2493 Flint, TX	2.0–3.0	2.0–2.5	1406	$2,145	$1.53	14d	1	0.42mi
19036 County Road 1202 Flint, TX	3.0	2.0	1361	$1,800	$1.32	44d	1	0.73mi
10742 County Road 169 Flint, TX	2.0	2.0	1151	$1,595	$1.39	44d	1	0.86mi
10754 County Road 169 Flint, TX	2.0	2.0	1151	$1,695	$1.47	44d	1	0.87mi

Listing history 24 events

1. 2026-06-19
   days on market $224,567 Active 129 DOM
2. 2026-06-18
   days on market $224,567 Active 128 DOM
3. 2026-06-17
   days on market $224,567 Active 127 DOM
4. 2026-06-16
   days on market $224,567 Active 126 DOM
5. 2026-06-15
   days on market $224,567 Active 125 DOM
6. 2026-06-14
   days on market $224,567 Active 123 DOM
7. 2026-06-13
   days on market $224,567 Active 122 DOM
8. 2026-06-10
   days on market $224,567 Active 120 DOM
9. 2026-06-09
   days on market $224,567 Active 119 DOM
10. 2026-06-08
    days on market $224,567 Active 118 DOM
11. 2026-06-07
    days on market $224,567 Active 117 DOM
12. 2026-06-05
    days on market $224,567 Active 114 DOM
13. 2026-06-02
    days on market $224,567 Active 112 DOM
14. 2026-06-01
    days on market $224,567 Active 111 DOM
15. 2026-05-31
    days on market $224,567 Active 110 DOM
16. 2026-05-30
    days on market $224,567 Active 109 DOM
17. 2026-04-17
    price $224,567 1463-char remark

    Show marketing remark (1463 chars)

    Nestled in the peaceful surroundings of Flint, Texas, this charming 1978 vintage home sits on a spacious 0.44-acre lot, framed by majestic oak trees. Located on a quiet cul-de-sac, the property offers serene pasture views, best enjoyed from the screened-in back porch, complete with a nostalgic porch swing. Beautiful and practical landscaping redesign offer open patios in front and back yard. Inside, the living room boasts an 11-foot vaulted ceiling, centered around a cozy wood-burning stove with a classic brick hearth. The home features updated luxury vinyl plank flooring throughout, providing both style and easy maintenance. The oversized master bedroom is perfect for accommodating large furnishings and includes two reach-in closets for ample storage. The adjoining master bath maintains its vintage charm, complete with a shower/tub, linen storage, and retro swag lamps. Two additional guest bedrooms share a second full bath, also with a shower/tub combo. Thoughtful storage solutions continue with two hallway closets and another off the entry. The screened back porch, reinforced with hurricane-strength screens, offers the perfect bug-free environment to relax and entertain. The beautifully landscaped flower beds showcase a vibrant mix of herbs, perennials, and annuals, adding pops of color to this inviting home. With its timeless appeal and tranquil setting, this Flint gem is a perfect place to call home. Owens/Hubbard/Tyler Legacy schools.

18. 2026-02-10
    listed $229,900 Active 1463-char remark

    Show marketing remark (1463 chars)

    Nestled in the peaceful surroundings of Flint, Texas, this charming 1978 vintage home sits on a spacious 0.44-acre lot, framed by majestic oak trees. Located on a quiet cul-de-sac, the property offers serene pasture views, best enjoyed from the screened-in back porch, complete with a nostalgic porch swing. Beautiful and practical landscaping redesign offer open patios in front and back yard. Inside, the living room boasts an 11-foot vaulted ceiling, centered around a cozy wood-burning stove with a classic brick hearth. The home features updated luxury vinyl plank flooring throughout, providing both style and easy maintenance. The oversized master bedroom is perfect for accommodating large furnishings and includes two reach-in closets for ample storage. The adjoining master bath maintains its vintage charm, complete with a shower/tub, linen storage, and retro swag lamps. Two additional guest bedrooms share a second full bath, also with a shower/tub combo. Thoughtful storage solutions continue with two hallway closets and another off the entry. The screened back porch, reinforced with hurricane-strength screens, offers the perfect bug-free environment to relax and entertain. The beautifully landscaped flower beds showcase a vibrant mix of herbs, perennials, and annuals, adding pops of color to this inviting home. With its timeless appeal and tranquil setting, this Flint gem is a perfect place to call home. Owens/Hubbard/Tyler Legacy schools.

19. 2025-01-15
    status Active
20. 2025-01-08
    historical
21. 2024-10-17
    listed $239,900 Active
22. 2020-04-30
    soldstatus
23. 2020-04-29
    soldstatus
24. 2020-03-15
    listed $129,900

ⓘ 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: $3,058 · $255/mo
• Projected year-2 tax: $4,110 · $342/mo
• Expected delta: +$1,051/yr (+$88/mo · 34.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $24,171
• − Mortgage interest: −$12,579
• − Property taxes: −$3,058
• − Insurance: −$1,123
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,533
• Taxable loss: −$2,989
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,500/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

• County: Smith County · 180,570 people
• City population: 127,842
• Metro: Tyler, TX
• Population (ZIP): 15,704
• Household income: $90,057
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 98.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 2% Serbian 2% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13%

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: ▼ -78.39%
• Current HPI: 197.2375
• Rent YoY: —
• 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

+72.9% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $224,567 GTAR
• 2026-02-10 Listed $229,900 GTAR
• 2025-01-15 Relisted — GTAR
• 2025-01-08 Delisted — GTAR
• 2024-10-17 Listed $239,900 GTAR
• 2020-04-30 Sold (Public Records) — Public Records
• 2020-04-29 Sold (MLS) — GTAR
• 2020-03-15 Listed $129,900 GTAR

Property tax history

+4.8%/yr

Latest (2024): $3,058 · +0.4% YoY. Source: county tax records.