13523 Country Gln · Tyler, TX 75706

$369,900

3 bd · 2.0 ba · 1,881 sqft · SingleFamily public records · 9 Days on market

Built 2012 0.53 ac lot $197/sqft · 14% below area Est $430k · 14% under $8/mo HOA

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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 +13.8/15.0
• Appreciation +8.4/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautifully landscaped, custom built beauty in Lindale ISD! Enjoy country living in this rural subdivision with easy I-20 and Tyler access. This 3/2/2 home has a versatile floorplan. 3rd bedroom is a library, but could easily be used as a bedroom or office. With a popular open/split floorplan, this home was well designed for any owner. Kitchen is adorned with beautiful knotty alder cabinetry, island with shelves/wine rack, slide-out spice racks, walk-in pantry, granite countertops, eat-at bar, gas range and double ovens. Guests will be comfortable while visiting with their adjoining bedroom/bath. You?ll love relaxing or entertaining in the gorgeous back yard. Choose from your covered back porch or multiple open patios as you soak up the abounding beauty of this spectacular setting. Schedule an appointment to see this stunner and make it yours!

Key facts

• Lindale isd
• Mature trees
• 0.53 acre lot

Tags

• LINDALE ISD
• FLEXIBLE THIRD BEDROOM
• WELL-APPOINTED KITCHEN
• SPACIOUS SURROUNDINGS
• MATURE TREES
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• Other: Located in Country Oaks Estates
• HOA & community: Homeowners association with $100 annual fee

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; Garage door opener
• Security: Security system; Smoke detectors
• Utilities: Cable available; Underground utilities; Septic tank
• Home design: Single family detached residence; One story
• Construction: Brick, brick veneer and stone exterior; Composition roof
• Exterior features: Covered patio and porch; Porch; Wood fencing; Storage structure; Satellite dish

Interior

• Kitchen: Dishwasher; Double oven; Gas cooktop; Gas oven; Microwave
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Kitchen island; Walk-in closets; Pantry; Gas fireplace with gas log and gas starter
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (61.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (55.7% below list).
• Recommended offer: $143k (61.3% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 3.6% in Tyler — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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: 109 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($3k loan paydown + $25k appreciation (6.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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

• Climate carrying-cost: major wind risk, 53% 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 $143,062 (61.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.44% ✗
• Cap rate: 2.13%
• Cash-on-cash: -14.88%
• DSCR: 0.34
• GRM: 18.8

CMA / ARV

• ARV (median comp): $430,412
• List price: $369,900
• Delta: -14.06%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12248 Oak Grove Dr	0.69mi	3/2.0	1,825 (-3%)	23mo	$394,500	$216	44

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.40×
• Total profit: $41,003
• Equity at exit: $249,501

10-year hold

• IRR: 7.8%
• Equity multiple: 2.75×
• Total profit: $181,218
• Equity at exit: $467,880

Cash invested: $103,572 (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 75706

• Home prices YoY: 2.9%
• Active inventory: 109
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$478 /mo · $5,736/yr
• Insurance: −$154
• HOA: −$8
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-1,284

Break-even live

Break-even rent $3,266

Max offer price $143,062

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 5 events

1. 2026-05-15
   listed $369,900 Active 1043-char remark
2. 2020-10-15
   soldstatus
3. 2020-10-14
   soldstatus 855-char remark

   Show marketing remark (855 chars)

   Beautifully landscaped, custom built beauty in Lindale ISD! Enjoy country living in this rural subdivision with easy I-20 and Tyler access. This 3/2/2 home has a versatile floorplan. 3rd bedroom is a library, but could easily be used as a bedroom or office. With a popular open/split floorplan, this home was well designed for any owner. Kitchen is adorned with beautiful knotty alder cabinetry, island with shelves/wine rack, slide-out spice racks, walk-in pantry, granite countertops, eat-at bar, gas range and double ovens. Guests will be comfortable while visiting with their adjoining bedroom/bath. You?ll love relaxing or entertaining in the gorgeous back yard. Choose from your covered back porch or multiple open patios as you soak up the abounding beauty of this spectacular setting. Schedule an appointment to see this stunner and make it yours!

4. 2020-09-24
   listed $273,000 855-char remark

   Show marketing remark (855 chars)

   Beautifully landscaped, custom built beauty in Lindale ISD! Enjoy country living in this rural subdivision with easy I-20 and Tyler access. This 3/2/2 home has a versatile floorplan. 3rd bedroom is a library, but could easily be used as a bedroom or office. With a popular open/split floorplan, this home was well designed for any owner. Kitchen is adorned with beautiful knotty alder cabinetry, island with shelves/wine rack, slide-out spice racks, walk-in pantry, granite countertops, eat-at bar, gas range and double ovens. Guests will be comfortable while visiting with their adjoining bedroom/bath. You?ll love relaxing or entertaining in the gorgeous back yard. Choose from your covered back porch or multiple open patios as you soak up the abounding beauty of this spectacular setting. Schedule an appointment to see this stunner and make it yours!

5. 2012-07-02
   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: $5,736 · $478/mo
• Projected year-2 tax: $6,769 · $564/mo
• Expected delta: +$1,034/yr (+$86/mo · 18.0%)

ⓘ 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 53% 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: $19,683
• − Mortgage interest: −$20,720
• − Property taxes: −$5,736
• − Insurance: −$1,850
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − HOA: −$96
• − Depreciation: −$10,761
• Taxable loss: −$22,628
• Est. tax savings @ 24.0%: +$5,431
• After-tax cash flow: $-9,978/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 — 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

• City population: 127,842
• Population (ZIP): 10,975

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 0.63)
• Race & ethnicity: White 43% Hispanic / Latino 40% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 31% 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: ▲ 6.72%
• Current HPI: 234.9412
• Rent YoY: —
• Metro: —
• 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

+35.5% since first listed

7 events — show timeline

• 2026-05-24 Pending — GTAR
• 2026-05-20 Listed $369,900 NTREIS
• 2026-05-15 Listed $369,900 GTAR
• 2020-10-15 Sold (Public Records) — Public Records
• 2020-10-14 Sold (MLS) — GTAR
• 2020-09-24 Listed $273,000 GTAR
• 2012-07-02 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2024): $5,736 · +10.7% YoY. Source: county tax records.