1208 S Academy St · Tyler, TX 75701

$95,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 35 Days on market

Built 1958 $86/sqft · 36% below area Est $147k · 36% under ↓ 37% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Spacious 3-bedroom, 1 bath home with a huge backyard Perfect for first time homebuyers. This is a very quiet and relaxing neighborhood to situated with easy access to The Tyler Rose Garden area. Located right off the kitchen is the laundry area with additional a storage closet. Property is in great condition and being sold as is. Come check out this property and make it your new home today!

Key facts

• Built 1958
• Listed 34 days

Tags

• HUGE OVERSIZED BACKYARD
• EASY ACCESS TO DOWNTOWN DINING
• OUTDOOR SPACE FOR GATHERINGS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; Single story
• Construction: Composition roof
• Exterior features: Front porch; Chain link fencing

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Window unit(s)
• Interior features: Ceiling fan(s); Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Peete El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 414 students, 98% FRL); Three Lakes Middle (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 873 students, 64% 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); 327 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.45% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (median comp): $147,427
• List price: $95,000
• Delta: -35.56%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $8,532
• Equity at exit: $14,165

10-year hold

• IRR: 18.0%
• Equity multiple: 2.54×
• Total profit: $41,056
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$498
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $360

Break-even live

Break-even rent $920

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 S Lenox St Tyler, TX	3.0	2.0	1090	$1,264	$1.16	43d	1	0.07mi
1523 W 2nd St Tyler, TX	2.0	1.0	810	$750	$0.93	13d	1	0.24mi
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	43d	1	0.28mi
2717 W Shaw St Tyler, TX	2.0	1.0	985	$1,200	$1.22	20d	1	0.55mi
1216 S Glenwood Blvd Tyler, TX	2.0	1.0	808	$1,200	$1.49	13d	1	0.55mi
2803 W Shaw St Tyler, TX	2.0	1.0	900	$1,050	$1.17	20d	1	0.56mi
2815 W Shaw St Unit 2 Tyler, TX	2.0	1.0	875	$1,200	$1.37	43d	1	0.58mi
1011 W 2nd St Tyler, TX	2.0	1.0	840	$895	$1.07	43d	1	0.60mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	13d	1	0.76mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	13d	1	0.76mi
3111 W Jackson St Tyler, TX	3.0	2.0	1028	$1,564	$1.52	43d	1	0.77mi
1655 S Kennedy Ave Tyler, TX	2.0	2.5	1174	$1,595	$1.36	43d	1	0.78mi
1655 S Kennedy Ave Unit 203 Tyler, TX	2.0	2.5	1174	$1,650	$1.41	43d	1	0.78mi
310 S Boon Ave Tyler, TX	2.0	1.0	819	$1,200	$1.47	43d	1	0.87mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	13d	1	0.93mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	13d	1	0.96mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	13d	1	0.96mi
507 W Shaw St Tyler, TX	2.0	1.0	1005	$1,250	$1.24	13d	1	0.98mi
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	20d	1	1.00mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	20d	1	1.02mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	13d	1	1.05mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	20d	1	1.13mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	20d	1	1.14mi
2908 Rhinehart St Tyler, TX	3.0	2.0	1000	$1,200	$1.20	13d	1	1.26mi
210 N Ross Ave Tyler, TX	2.0	1.0	850	$695	$0.82	20d	1	1.27mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	43d	1	1.35mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	20d	1	1.35mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	20d	1	1.37mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	13d	1	1.37mi
1806 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	20d	1	1.38mi
1822 W Oakwood St Tyler, TX	2.0	1.0	900	$1,100	$1.22	43d	1	1.38mi
1800 W Oakwood St Tyler, TX	2.0	1.0	900	$975	$1.08	20d	1	1.38mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 35 DOM
2. 2026-06-18
   days on market $95,000 Active 34 DOM
3. 2026-06-17
   days on market $95,000 Active 33 DOM
4. 2026-06-16
   days on market $95,000 Active 32 DOM
5. 2026-06-15
   days on market $95,000 Active 31 DOM
6. 2026-06-14
   days on market $95,000 Active 29 DOM
7. 2026-06-13
   days on market $95,000 Active 28 DOM
8. 2026-06-10
   days on market $95,000 Active 26 DOM
9. 2026-06-09
   days on market $95,000 Active 25 DOM
10. 2026-06-08
    days on market $95,000 Active 24 DOM
11. 2026-06-07
    days on market $95,000 Active 23 DOM
12. 2026-06-05
    days on market $95,000 Active 20 DOM
13. 2026-06-02
    days on market $95,000 Active 18 DOM
14. 2026-06-01
    days on market $95,000 Active 17 DOM
15. 2026-05-31
    days on market $95,000 Active 16 DOM
16. 2026-05-30
    days on market $95,000 Active 15 DOM
17. 2026-05-16
    listed $118,000 Active 1056-char remark
18. 2022-05-09
    soldstatus
19. 2022-05-02
    soldstatus 393-char remark

    Show marketing remark (393 chars)

    Spacious 3-bedroom, 1 bath home with a huge backyard Perfect for first time homebuyers. This is a very quiet and relaxing neighborhood to situated with easy access to The Tyler Rose Garden area. Located right off the kitchen is the laundry area with additional a storage closet. Property is in great condition and being sold as is. Come check out this property and make it your new home today!

20. 2022-04-04
    listed $150,000 393-char remark

    Show marketing remark (393 chars)

    Spacious 3-bedroom, 1 bath home with a huge backyard Perfect for first time homebuyers. This is a very quiet and relaxing neighborhood to situated with easy access to The Tyler Rose Garden area. Located right off the kitchen is the laundry area with additional a storage closet. Property is in great condition and being sold as is. Come check out this property and make it your new home today!

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $16,514
• − Mortgage interest: −$5,321
• − Property taxes: −$2,270
• − Insurance: −$475
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,764
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,593/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

-36.7% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $95,000 GTAR
• 2026-05-16 Listed $118,000 GTAR
• 2022-05-09 Sold (Public Records) — Public Records
• 2022-05-02 Sold (MLS) — GTAR
• 2022-04-04 Listed $150,000 GTAR

Property tax history

+8.7%/yr

Latest (2024): $2,270 · +7.4% YoY. Source: county tax records.