2822 New Copeland Rd · Tyler, TX 75701

$175,000

2 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 1 Days on market

Built 1951

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-1-1 home with an optional mud room that can be converted to a 3rd bedroom. This home is convenient to everything in the Tyler area & within walking distance to Andy Woods. This cute house has a very functional floor plan with red oak wood floors and a large living area with a perfect size dining room w/ arched entry & french doors. This home has a large over sized back yard that is perfect for small children and pets. In 2011, a new roof, driveway, stainless Kitchen sink, dish washer were all installed. This is a perfect starter home for a new homeowner or a perfect investment home for rental property. Make an appointment to see this home today before it is gone!

Key facts

• New privacy fence
• New a/c unit
• Private backyard

Tags

• PRIVATE BACKYARD
• NEW A/C UNIT
• NEW ROOF
• NEW PRIVACY FENCE
• HOT WATER HEATER
• NEW DISHWASHER

Property features AI

Exterior

• Parking: 1-car garage; Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Patio; Wood fencing; Outbuilding

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Gas log fireplace; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $18 ($215/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 $158k (9.9% below list).
• Recommended offer: $158k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% 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-, crime D+, 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: Woods El (math 54% / reading 51%, grade C-, #720 of 4,322 statewide, top 17%, 756 students, 48% FRL); Hubbard Middle (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 869 students, 62% 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: Rents rising (+3.7%/yr); 330 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $157,734 (9.9% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-26,126
• Equity at exit: $26,093

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-16,751
• Equity at exit: $15,131

Cash invested: $49,000 (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 75701

• Rents YoY: 3.7%
• Active inventory: 330
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$918
• Tax from tax record: −$238 /mo · $2,850/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $18

Break-even live

Break-even rent $1,555

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $67	+0% $18	+5% $-32	+10% $-81
Rent	-10% $-107	-5% $-44	+0% $18	+5% $80	+10% $143
Rate	-1.0pp $106	-0.5pp $62	base $18	+0.5pp $-27	+1.0pp $-74

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	15d	1	0.23mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	15d	1	0.29mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	45d	1	0.30mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,150	$1.08	15d	14	0.31mi
117 Ridgecrest Dr Tyler, TX	3.0	2.0	1571	$2,150	$1.37	45d	1	0.31mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	23d	1	0.34mi
3301 S Broadway Ave Tyler, TX	1.0–2.0	1.0–2.0	841	$1,056	$1.26	45d	2	0.53mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	15d	1	0.72mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	15d	1	0.91mi
614 Woodland Hills Dr Tyler, TX	2.0	2.0	1690	$2,200	$1.30	45d	1	1.05mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	45d	1	1.11mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	23d	1	1.12mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	15d	1	1.14mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	15d	1	1.14mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	23d	1	1.14mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	15d	1	1.20mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	15d	1	1.22mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	15d	1	1.24mi
1655 S Kennedy Ave Unit 203 Tyler, TX	2.0	2.5	1174	$1,650	$1.41	45d	1	1.25mi
1655 S Kennedy Ave Tyler, TX	2.0	2.5	1174	$1,595	$1.36	45d	1	1.25mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	15d	1	1.27mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	15d	1	1.31mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	15d	1	1.33mi
1909 Sybil Ln Tyler, TX	1.0–3.0	1.0–2.0	1067	$1,273	$1.19	15d	9	1.41mi
420 E Dodge St Tyler, TX	3.0	2.0	940	$950	$1.01	15d	1	1.41mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	15d	1	1.43mi
4118 Southpark Dr Tyler, TX	3.0	2.0	1552	$1,450	$0.93	45d	1	1.44mi
507 W Shaw St Tyler, TX	2.0	1.0	1005	$1,250	$1.24	15d	1	1.45mi

Listing history 8 events

1. 2026-05-12
   status Pending
2. 2026-05-11
   listed $175,000 Active
3. 2019-03-21
   soldstatus 685-char remark

   Show marketing remark (685 chars)

   2-1-1 home with an optional mud room that can be converted to a 3rd bedroom. This home is convenient to everything in the Tyler area & within walking distance to Andy Woods. This cute house has a very functional floor plan with red oak wood floors and a large living area with a perfect size dining room w/ arched entry & french doors. This home has a large over sized back yard that is perfect for small children and pets. In 2011, a new roof, driveway, stainless Kitchen sink, dish washer were all installed. This is a perfect starter home for a new homeowner or a perfect investment home for rental property. Make an appointment to see this home today before it is gone!

4. 2019-03-21
   soldstatus

   Show marketing remark (685 chars)

   2-1-1 home with an optional mud room that can be converted to a 3rd bedroom. This home is convenient to everything in the Tyler area & within walking distance to Andy Woods. This cute house has a very functional floor plan with red oak wood floors and a large living area with a perfect size dining room w/ arched entry & french doors. This home has a large over sized back yard that is perfect for small children and pets. In 2011, a new roof, driveway, stainless Kitchen sink, dish washer were all installed. This is a perfect starter home for a new homeowner or a perfect investment home for rental property. Make an appointment to see this home today before it is gone!

5. 2019-02-06
   listed $115,000 685-char remark

   Show marketing remark (685 chars)

   2-1-1 home with an optional mud room that can be converted to a 3rd bedroom. This home is convenient to everything in the Tyler area & within walking distance to Andy Woods. This cute house has a very functional floor plan with red oak wood floors and a large living area with a perfect size dining room w/ arched entry & french doors. This home has a large over sized back yard that is perfect for small children and pets. In 2011, a new roof, driveway, stainless Kitchen sink, dish washer were all installed. This is a perfect starter home for a new homeowner or a perfect investment home for rental property. Make an appointment to see this home today before it is gone!

6. 2015-11-09
   soldstatus
7. 2007-05-24
   soldstatus
8. 1998-06-29
   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: $2,850 · $238/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$352/yr (+$29/mo · 12.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $18,928
• − Mortgage interest: −$9,803
• − Property taxes: −$2,850
• − Insurance: −$875
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$5,091
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $868/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): 36,344
• Household income: $66,401
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1116.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Other Indo-European 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: ▼ -299.78%
• Current HPI: 207.238
• Rent YoY: ▲ 3.66%
• 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

+52.2% since first listed

8 events — show timeline

• 2026-05-12 Pending — GTAR
• 2026-05-11 Listed $175,000 GTAR
• 2019-03-21 Sold (Public Records) — Public Records
• 2019-03-21 Sold (MLS) — GTAR
• 2019-02-06 Listed $115,000 GTAR
• 2015-11-09 Sold (Public Records) — Public Records
• 2007-05-24 Sold (Public Records) — Public Records
• 1998-06-29 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,850 · +7.4% YoY. Source: county tax records.