2006 Villa Dr · Tyler, TX 75703

$189,990

3 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 364 Days on market

Built 1995 $122/sqft · 20% below area Est $231k · 18% under $125/mo HOA · 8% of rent ↓ 14% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

Key facts

• Private bedrooms
• Extra storage
• Secure parking

Tags

• OPEN FUNCTIONAL LAYOUT
• WELL EQUIPPED KITCHEN
• PRIVATE BEDROOMS
• GENEROUS PRIMARY SUITE
• SECURE PARKING
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.1% below list).
• Recommended offer: $153k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Rents soft (-1.9%/yr); 649 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 364 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $153,012 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 9.9

CMA / ARV

• ARV (median comp): $231,086
• List price: $189,990
• Delta: -17.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Villa Ct	0.23mi	2/2.5 (-1)	1,409 (-10%)	8mo	$199,500	$142	60
3614 Birdwell Dr	0.49mi	3/2.0	1,776 (+14%)	8mo	$295,000	$166	47
1425 Easy St	0.53mi	3/1.5	1,351 (-13%)	10mo	$229,900	$170	42
3801 Old Troup Hwy	0.48mi	3/1.0	1,394 (-11%)	20mo	$178,200	$128	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.09×
• Total profit: $-48,671
• Equity at exit: $28,328

10-year hold

• IRR: -47.0%
• Equity multiple: -0.45×
• Total profit: $-77,120
• Equity at exit: $16,427

Cash invested: $53,197 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$996
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$79
• HOA: −$125
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-209

Break-even live

Break-even rent $1,859

Max offer price $153,012

Occupancy floor —

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4118 Southpark Dr Tyler, TX	3.0	2.0	1552	$1,450	$0.93	44d	1	0.04mi
4309 Aberdeen Dr Tyler, TX	3.0	2.0	1219	$1,475	$1.21	44d	1	0.10mi
1909 Sybil Ln Tyler, TX	1.0–3.0	1.0–2.0	1067	$1,510	$1.42	13d	9	0.16mi
4400 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	905	$1,227	$1.36	13d	60	0.24mi
4418 Edinburgh Dr Tyler, TX	3.0	2.0	1407	$1,750	$1.24	44d	1	0.29mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	0.37mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	0.38mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	13d	1	0.77mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	0.78mi
2725 Amy Ln Tyler, TX	2.0	1.5	1146	$1,520	$1.33	13d	1	0.81mi
1717 Shiloh Rd Tyler, TX	1.0–3.0	1.0–2.0	1000	$1,449	$1.45	13d	10	0.82mi
4920 Thistle Dr Tyler, TX	3.0	1.0–2.0	775	$1,387	$1.79	13d	8	0.85mi
3113 Greg Ln Tyler, TX	3.0	1.5	1157	$1,300	$1.12	13d	1	0.87mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	0.88mi
5058 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	965	$1,608	$1.67	13d	11	0.89mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,379	$1.01	13d	1	0.97mi
1101 Balmoral Dr Tyler, TX	3.0	2.0	1930	$1,950	$1.01	44d	1	0.99mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	13d	1	1.14mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	44d	1	1.19mi
509 Winchester Dr Tyler, TX	4.0	2.0	1960	$2,400	$1.22	13d	1	1.20mi
5603 Thomas Nelson Dr Tyler, TX	3.0	2.0	1880	$2,500	$1.33	44d	1	1.26mi
328 Brookwood Dr Tyler, TX	4.0	2.0	1985	$2,300	$1.16	44d	1	1.31mi
5716 Thomas Nelson Dr Tyler, TX	3.0	2.0	1855	$2,300	$1.24	44d	1	1.40mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	21d	1	1.41mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	13d	1	1.45mi
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	13d	1	1.46mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 18 events

1. 2026-06-10
   days on market $189,990 Active 364 DOM
2. 2026-06-09
   days on market $189,990 Active 363 DOM
3. 2026-06-08
   days on market $189,990 Active 362 DOM
4. 2026-06-07
   days on market $189,990 Active 361 DOM
5. 2026-06-05
   days on market $189,990 Active 358 DOM
6. 2026-06-02
   days on market $189,990 Active 356 DOM
7. 2026-06-01
   days on market $189,990 Active 355 DOM
8. 2026-05-31
   days on market $189,990 Active 354 DOM
9. 2026-05-30
   days on market $189,990 Active 353 DOM
10. 2026-03-14
    price $190,000 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

11. 2026-03-07
    price $199,400 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

12. 2025-11-26
    price $199,500 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

13. 2025-08-14
    price $200,000 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

14. 2025-07-25
    price $214,500 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

15. 2025-07-14
    price $215,000 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

16. 2025-06-11
    listed $220,000 Active 804-char remark

    Show marketing remark (804 chars)

    Charming Townhome in Highland Villas – Low-Maintenance Living Welcome to this beautifully maintained 3-bedroom, 2-bath townhome in the highly desirable Highland Villas community. Spanning 1,522 square feet across two levels, this home offers a perfect blend of comfort, style, and low-maintenance living. Step inside to discover an open-concept layout featuring spacious living and dining areas, a well-equipped kitchen, and a private primary suite. The attached 2-car garage provides secure parking and additional storage space. Conveniently located near shopping, hospitals, and city amenities, this townhome is ideal for first-time buyers, downsizers, or savvy investors. This is a rare opportunity to own a fantastic property. Seller is also willing to rent at $1420/month with $1000 deposit.

17. 2005-05-06
    soldstatus
18. 1996-04-29
    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: $3,221 · $268/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$255/yr (+$21/mo · 7.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $19,134
• − Mortgage interest: −$10,642
• − Property taxes: −$3,221
• − Insurance: −$950
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$1,500
• − Depreciation: −$5,527
• Taxable loss: −$5,769
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $-1,127/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): 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

-13.6% since first listed

9 events — show timeline

• 2026-03-14 Price Changed $190,000 GTAR
• 2026-03-07 Price Changed $199,400 GTAR
• 2025-11-26 Price Changed $199,500 GTAR
• 2025-08-14 Price Changed $200,000 GTAR
• 2025-07-25 Price Changed $214,500 GTAR
• 2025-07-14 Price Changed $215,000 GTAR
• 2025-06-11 Listed $220,000 GTAR
• 2005-05-06 Sold (Public Records) — Public Records
• 1996-04-29 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2024): $3,221 · -7.2% YoY. Source: county tax records.