3126 Colgate Ave · Tyler, TX 75701

$239,900

4 bd · 2.0 ba · 2,121 sqft · SingleFamily public records · 31 Days on market

Built 1958 10,803 sqft lot Est $329k · 27% under

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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 +13.4/30.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• 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

3126 Colgate Avenue in Tyler offers the kind of flexible layout that is hard to find, with 4 bedrooms, including a private mother-in-law suite with its own exterior entrance. The main side of the home features the primary living areas and three bedrooms. At the same time, the separate suite provides an ideal setup for guests, extended family, a home office, or additional privacy. Recent updates add even more appeal, including brand new garage doors, epoxy flooring in the garage, and new flooring and paint in the mother-in-law suite. The suite and garage layout has also been reconfigured, giving the space a fresh, more functional feel. The home offers a classic kitchen, comfortable living spaces, ample parking, and a fully fenced backyard. Tucked into a quiet Tyler neighborhood, this property blends practical updates, privacy, and versatility in a way that works for a variety of needs. Schedule your showing today and come see the possibilities!

Key facts

• New flooring
• New paint
• Exterior entrance

Tags

• PRIVATE MOTHER-IN-LAW SUITE
• EXTERIOR ENTRANCE
• EPOXY FLOORING
• NEW FLOORING
• NEW PAINT
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Possession available 30–60 days or at closing/funding; Standard listing conditions; Exclusive right to sell
• Financial info: Listing accepts cash and conventional financing; No second mortgage indicated
• HOA & community: No HOA / association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Audio and video recording consent for visitors / surveillance devices present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; Built in 1958
• Construction: Wood construction; Composition roof; Slab foundation
• Exterior features: Patio; Storage; Chain link fencing; Lot smaller than 0.5 acre

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans; Electric cooling components
• Interior features: One-level layout; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $5 ($57/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 $210k (12.5% below list).
• Recommended offer: $210k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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-, 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) — zoned schools average 48% FRL vs 66% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Tyler ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 31 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $209,825 (12.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $328,755
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Samuel St	0.12mi	3/2.0 (-1)	1,870 (-12%)	14mo	$305,000	$163	58
3313 S Cameron Ave	0.68mi	4/2.0	1,954 (-8%)	1mo	$374,900	$192	54
708 E Loftin St	0.60mi	3/2.0 (-1)	1,924 (-9%)	11mo	$215,000	$112	42
3001 Jan Ave	0.73mi	3/3.0 (-1)	2,183 (+3%)	17mo	$220,000	$101	38
3107 Brookside Dr	0.66mi	3/2.0 (-1)	2,259 (+6%)	19mo	$350,000	$155	38

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-37,143
• Equity at exit: $35,770

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-26,007
• Equity at exit: $20,742

Cash invested: $67,172 (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: 327
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$295 /mo · $3,539/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $5

Break-even live

Break-even rent $2,092

Max offer price $239,900

Occupancy floor 95%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	21d	1	0.08mi
117 Ridgecrest Dr Tyler, TX	3.0	2.0	1571	$2,150	$1.37	43d	1	0.18mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	43d	1	0.35mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	13d	14	0.42mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	13d	1	0.49mi
509 Winchester Dr Tyler, TX	4.0	2.0	1960	$2,400	$1.22	13d	1	0.50mi
401 Woodland Hills Dr Tyler, TX	3.0	2.5	2612	$3,200	$1.23	43d	1	0.54mi
328 Brookwood Dr Tyler, TX	4.0	2.0	1985	$2,300	$1.16	43d	1	0.56mi
3200 Decharles St Tyler, TX	3.0	2.0	2584	$2,750	$1.06	43d	1	0.65mi
3301 Brookside Dr Tyler, TX	4.0	2.0	2328	$2,250	$0.97	13d	1	0.67mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	21d	1	1.10mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	43d	1	1.10mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	13d	1	1.23mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	13d	1	1.26mi
1101 Balmoral Dr Tyler, TX	3.0	2.0	1930	$1,950	$1.01	43d	1	1.27mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	43d	1	1.37mi
1692 Alamo Xing Tyler, TX	4.0	2.0	1610	$2,300	$1.43	13d	1	1.43mi
4118 Southpark Dr Tyler, TX	3.0	2.0	1552	$1,450	$0.93	43d	1	1.44mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	1.47mi

Listing history 29 events

1. 2026-06-19
   days on market $239,900 Active 31 DOM
2. 2026-06-18
   days on market $239,900 Active 30 DOM
3. 2026-06-17
   days on market $239,900 Active 29 DOM
4. 2026-06-16
   days on market $239,900 Active 28 DOM
5. 2026-06-15
   days on market $239,900 Active 27 DOM
6. 2026-06-14
   days on market $239,900 Active 25 DOM
7. 2026-06-13
   days on market $239,900 Active 24 DOM
8. 2026-06-10
   days on market $239,900 Active 22 DOM
9. 2026-06-09
   days on market $239,900 Active 21 DOM
10. 2026-06-08
    days on market $239,900 Active 20 DOM
11. 2026-06-07
    days on market $239,900 Active 19 DOM
12. 2026-06-05
    days on market $239,900 Active 16 DOM
13. 2026-06-02
    days on market $239,900 Active 14 DOM
14. 2026-06-01
    days on market $239,900 Active 13 DOM
15. 2026-05-31
    days on market $239,900 Active 12 DOM
16. 2026-05-30
    days on market $239,900 Active 11 DOM
17. 2026-05-19
    listed $239,900 Active 957-char remark

    Show marketing remark (957 chars)

    3126 Colgate Avenue in Tyler offers the kind of flexible layout that is hard to find, with 4 bedrooms, including a private mother-in-law suite with its own exterior entrance. The main side of the home features the primary living areas and three bedrooms. At the same time, the separate suite provides an ideal setup for guests, extended family, a home office, or additional privacy. Recent updates add even more appeal, including brand new garage doors, epoxy flooring in the garage, and new flooring and paint in the mother-in-law suite. The suite and garage layout has also been reconfigured, giving the space a fresh, more functional feel. The home offers a classic kitchen, comfortable living spaces, ample parking, and a fully fenced backyard. Tucked into a quiet Tyler neighborhood, this property blends practical updates, privacy, and versatility in a way that works for a variety of needs. Schedule your showing today and come see the possibilities!

18. 2026-05-19
    listed $239,900 Active

    Show marketing remark (957 chars)

    3126 Colgate Avenue in Tyler offers the kind of flexible layout that is hard to find, with 4 bedrooms, including a private mother-in-law suite with its own exterior entrance. The main side of the home features the primary living areas and three bedrooms. At the same time, the separate suite provides an ideal setup for guests, extended family, a home office, or additional privacy. Recent updates add even more appeal, including brand new garage doors, epoxy flooring in the garage, and new flooring and paint in the mother-in-law suite. The suite and garage layout has also been reconfigured, giving the space a fresh, more functional feel. The home offers a classic kitchen, comfortable living spaces, ample parking, and a fully fenced backyard. Tucked into a quiet Tyler neighborhood, this property blends practical updates, privacy, and versatility in a way that works for a variety of needs. Schedule your showing today and come see the possibilities!

19. 2026-05-18
    listed $239,900 Active 957-char remark

    Show marketing remark (957 chars)

    3126 Colgate Avenue in Tyler offers the kind of flexible layout that is hard to find, with 4 bedrooms, including a private mother-in-law suite with its own exterior entrance. The main side of the home features the primary living areas and three bedrooms. At the same time, the separate suite provides an ideal setup for guests, extended family, a home office, or additional privacy. Recent updates add even more appeal, including brand new garage doors, epoxy flooring in the garage, and new flooring and paint in the mother-in-law suite. The suite and garage layout has also been reconfigured, giving the space a fresh, more functional feel. The home offers a classic kitchen, comfortable living spaces, ample parking, and a fully fenced backyard. Tucked into a quiet Tyler neighborhood, this property blends practical updates, privacy, and versatility in a way that works for a variety of needs. Schedule your showing today and come see the possibilities!

20. 2026-04-01
    historical
21. 2026-02-27
    price $224,900
22. 2026-02-27
    price $224,900
23. 2026-02-27
    price $224,900
24. 2026-01-29
    listed $239,900 Active
25. 2026-01-29
    listed $239,900 Active
26. 2022-02-10
    soldstatus
27. 2022-02-09
    soldstatus
28. 2021-12-09
    listed $210,000
29. 1998-01-09
    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: $3,539 · $295/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$852/yr (+$71/mo · 24.1%)

ⓘ 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 · 26 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: $25,179
• − Mortgage interest: −$13,438
• − Property taxes: −$3,539
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$6,979
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $1,018/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

+14.2% since first listed

13 events — show timeline

• 2026-05-19 Listed $239,900 NTREIS
• 2026-05-19 Listed $239,900 LAAR
• 2026-05-18 Listed $239,900 GTAR
• 2026-04-01 Listing Removed — NTREIS
• 2026-02-27 Price Changed $224,900 NTREIS
• 2026-02-27 Price Changed $224,900 GTAR
• 2026-02-27 Price Changed $224,900 LAAR
• 2026-01-29 Listed $239,900 NTREIS
• 2026-01-29 Listed $239,900 LAAR
• 2022-02-10 Sold (Public Records) — Public Records
• 2022-02-09 Sold (MLS) — GTAR
• 2021-12-09 Listed $210,000 GTAR
• 1998-01-09 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2024): $3,539 · +0.9% YoY. Source: county tax records.