712 Half St · Lindale, TX 75771

$129,990

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 4 Days on market

Built 1980 10,454 sqft lot

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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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this fixer upper in the heart of Lindale! 712 Half St is an excellent opportunity for investors, flippers, or buyers looking to renovate and make it their own. This property offers a chance to add significant value with the right vision and updates. Conveniently located near local amenities, this home is ready for its next chapter. Bring your contractor and your imagination properties with this kind of potential don't come around often. Being sold as is.

Key facts

• 0.24 acre lot
• Built 1980
• Listed 3 days

Property features AI

Finance

• Other: Located in the KINGS COUNTRY subdivision

Exterior

• Home design: Single family detached residence; Single-story
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Central air conditioning; Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 8.8% vs local median 3.3% in Lindale — 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 79/100 on livability (#52 in TX, #2,100 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lindale J H (math 81% / reading 72%, grade A, #30 of 1,662 statewide, top 2%, 711 students, 44% FRL); Lindale H S (math 79% / reading 75%, grade A-, #60 of 1,632 statewide, top 4%, 1,265 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 633 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $898 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 52% 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 $129,990

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $281,455
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Lakeside Ct	0.41mi	3/2.0	1,429 (-8%)	1mo	$239,500	$168	66
416 W South St	0.42mi	3/2.0	1,420 (-9%)	1mo	$265,000	$187	65
628 Abbey Rd	0.68mi	3/2.0	1,562 (+0%)	4mo	$315,000	$202	65
600 Pierce St	0.43mi	3/2.0	1,602 (+3%)	15mo	$254,900	$159	63
619 Jack Dr	0.57mi	3/2.0	1,542 (-1%)	13mo	$279,000	$181	61
411 N College St	0.75mi	3/2.0	1,478 (-5%)	1mo	$228,900	$155	56
109 Teresa St	0.69mi	3/2.0	1,457 (-6%)	5mo	$199,950	$137	53
6076 Freedom Dr	0.51mi	3/2.0	1,412 (-9%)	10mo	$257,990	$183	53
727 Abbey Rd	0.62mi	2/2.0 (-1)	1,631 (+5%)	7mo	$310,000	$190	52
314 Mt. Sylvan	0.37mi	4/3.0 (+1)	1,715 (+10%)	6mo	$199,000	$116	51
700 White Bear Trl	0.71mi	3/2.0	1,662 (+7%)	6mo	$308,000	$185	50
1406 Brookside Ct	0.44mi	3/2.0	1,388 (-11%)	14mo	$249,900	$180	50

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,802
• Equity at exit: $19,382

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $19,174
• Equity at exit: $11,239

Cash invested: $36,397 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 633
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$682
• Tax from tax record: −$273 /mo · $3,279/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $270

Break-even live

Break-even rent $1,277

Max offer price $129,990

Occupancy floor 78%

Sensitivity live

Price	-10% $343	-5% $306	+0% $270	+5% $233	+10% $196
Rent	-10% $142	-5% $206	+0% $270	+5% $334	+10% $397
Rate	-1.0pp $335	-0.5pp $303	base $270	+0.5pp $236	+1.0pp $202

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Cooper St Lindale, TX	2.0	1.0	1200	$1,400	$1.17	44d	1	0.15mi
400 Baker St Lindale, TX	3.0	2.0	1660	$1,875	$1.13	22d	1	0.48mi
1111 E Park Lindale, TX	4.0	2.0	1800	$2,175	$1.21	14d	1	0.72mi
15996 FM 849 Tyler, TX	2.0	1.0	1080	$1,425	$1.32	22d	1	0.84mi
13780 County Road 4198 Lindale, TX	3.0	2.0	1212	$1,500	$1.24	22d	1	0.88mi
527 N College St Lindale, TX	2.0	1.5	1267	$1,300	$1.03	44d	1	0.89mi
527 N College St Unit 13 Lindale, TX	2.0	1.5	1267	$1,395	$1.10	22d	1	0.89mi
414 Asher Lindale, TX	4.0	2.0	1876	$2,250	$1.20	22d	1	1.41mi

Listing history 5 events

1. 2026-06-19
   days on market $129,990 Active 4 DOM
2. 2026-06-18
   days on market $129,990 Active 3 DOM
3. 2026-06-17
   days on market $129,990 Active 2 DOM
4. 2026-06-15
   remarks 482-char remark
5. 2026-06-15
   listed $129,990 Active 1 DOM

ⓘ 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: $3,279 · $273/mo
• Projected year-2 tax: $3,279 · $273/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $19,423
• − Mortgage interest: −$7,281
• − Property taxes: −$3,279
• − Insurance: −$650
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$3,782
• Taxable income: $1,323
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,917/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Lindale

• Score: 79/100
• State rank: #52
• US rank: #2100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindale, TX
• County: Smith County · 180,570 people
• City population: 21,238
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -88.40%
• Current HPI: 200.187
• 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

2 events — show timeline

• 2026-06-15 Listed $129,990 GTAR
• 2000-03-21 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2024): $3,279 · +2.9% YoY. Source: county tax records.