10494 Cr 1265 · Bullard, TX 75762

$180,000

3 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 7 Days on market

Built 1984 0.37 ac lot $120/sqft · 36% below area Est $281k · 36% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking in Flint, Texas! Located at 10494 CR 1265 (Flintridge), this 3-bedroom, 2-bath home sits on a generous . 37-acre lot and is ready for its next chapter. Currently in the middle of a flip, this property offers the perfect chance for an investor or savvy buyer to step in and bring their vision to life. With solid bones and plenty of space to work with, you can finish it out exactly how you want and maximize its full potential. Whether you’re looking for your next investment project, a fix-and-flip, or a home to customize from the ground up, this one checks all the boxes. Don’t miss this chance to turn a work-in-progress into something truly special—opp

Key facts

• 0.37 acre lot
• Built 1984
• Listed 7 days

Property features AI

Exterior

• Utilities: Cable available
• Home design: Single-family detached residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Patio; Wood fencing

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Electric central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

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 ($2k rent vs $180k).
• Cap rate 8.0% vs local median 2.5% in Bullard — 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 77/100 on livability (#91 in TX, #3,180 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, 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: Owens El (math 49% / reading 58%, grade C, #686 of 4,322 statewide, top 16%, 665 students, 49% FRL); Three Lakes Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 873 students, 64% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL).
• Market conditions: 354 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $281,085
• List price: $180,000
• Delta: -35.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19274 Fawn Crk	0.21mi	3/2.0	1,587 (+6%)	16mo	$300,000	$189	65
10773 Indigo Ln	0.26mi	3/2.0	1,719 (+15%)	10mo	$288,500	$168	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,423
• Equity at exit: $26,839

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $10,801
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$944
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $263

Break-even live

Break-even rent $1,558

Max offer price $180,000

Occupancy floor 81%

Sensitivity live

Price	-10% $364	-5% $314	+0% $263	+5% $212	+10% $161
Rent	-10% $113	-5% $188	+0% $263	+5% $337	+10% $412
Rate	-1.0pp $353	-0.5pp $308	base $263	+0.5pp $216	+1.0pp $169

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10754 County Road 169 Flint, TX	2.0	2.0	1151	$1,695	$1.47	44d	1	0.31mi
10742 County Road 169 Flint, TX	2.0	2.0	1151	$1,595	$1.39	44d	1	0.32mi
19036 County Road 1202 Flint, TX	3.0	2.0	1361	$1,800	$1.32	44d	1	0.51mi
20441 Bluegrass Cir Flint, TX	3.0	2.0	1484	$1,895	$1.28	14d	1	0.76mi
18662 FM 2493 Flint, TX	2.0–3.0	2.0–2.5	1406	$2,145	$1.53	14d	1	0.77mi
6930 Ranch Hill Dr Flint, TX	3.0	2.0	1626	$1,850	$1.14	44d	1	0.78mi
19866 Meadow West Ln Flint, TX	3.0	2.0	1600	$2,000	$1.25	14d	1	1.02mi
5429 Meadow Ridge Dr Flint, TX	4.0	2.0	1710	$2,495	$1.46	44d	1	1.08mi
4588 Oak Hill Dr Flint, TX	2.0	1.0	1091	$1,075	$0.99	21d	1	1.39mi
1604 New England Rd Flint, TX	3.0	2.0	1300	$1,495	$1.15	21d	1	1.40mi
1604 County Road 149 Flint, TX	3.0	2.0	1300	$1,495	$1.15	14d	1	1.48mi

Listing history 3 events

1. 2026-05-07
   status Pending 742-char remark
2. 2026-04-29
   listed $180,000 Active 742-char remark
3. 2024-10-30
   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: $2,540 · $212/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$754/yr (+$63/mo · 29.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $22,681
• − Mortgage interest: −$10,083
• − Property taxes: −$2,540
• − Insurance: −$900
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$5,236
• Taxable income: $293
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $3,081/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 — Bullard

• Score: 77/100
• State rank: #91
• US rank: #3180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• 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

5 events — show timeline

• 2026-05-27 Sold (Public Records) — Public Records
• 2026-05-27 Sold (MLS) — GTAR
• 2026-05-07 Pending — GTAR
• 2026-04-29 Listed $180,000 GTAR
• 2024-10-30 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2024): $2,540 · +7.8% YoY. Source: county tax records.