306 S Fenton Ave · Tyler, TX 75702

$160,000

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 21 Days on market

Built 1954 0.31 ac 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to add to your investment portfolio or wanting to become a first time home owner? This maybe the property for you! Three large bedrooms with a possible fourth bedroom. High ceilings throughout the home. Close proximity to shops, convenience stores and restaurants! An aged home with possibilities! Take a look at this one! It just may surprise you!

Key facts

• 0.31 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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-, 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 rising (+2.3%/yr); 155 active listings in the ZIP; 29 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).
• This rent runs 40% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.27% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-14,018
• Equity at exit: $23,857

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-177
• Equity at exit: $13,834

Cash invested: $44,800 (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 75702

• Home prices YoY: -5.8%
• Rents YoY: 2.3%
• Active inventory: 155
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$839
• Tax from tax record: −$248 /mo · $2,980/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $206

Break-even live

Break-even rent $1,461

Max offer price $160,000

Occupancy floor 83%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	20d	1	0.38mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	13d	1	0.53mi
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	20d	1	0.62mi
720 N Englewood Ave Tyler, TX	3.0	1.0	1856	$1,650	$0.89	43d	1	0.71mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	20d	1	0.73mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	43d	1	0.75mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	20d	1	0.75mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	43d	1	0.76mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	20d	1	0.82mi
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	43d	1	0.87mi
1215 S Lenox St Tyler, TX	3.0	2.0	1090	$1,264	$1.16	43d	1	0.90mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	13d	1	0.97mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	43d	1	0.99mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	20d	1	0.99mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	13d	1	1.09mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	13d	1	1.22mi
1523 N Englewood Ave Tyler, TX	3.0	2.0	1542	$1,650	$1.07	43d	1	1.24mi
1538 N Hill Ave Tyler, TX	3.0	2.0	1813	$1,650	$0.91	20d	1	1.26mi
1655 S Kennedy Ave Unit 203 Tyler, TX	2.0	2.5	1174	$1,650	$1.41	43d	1	1.28mi
1655 S Kennedy Ave Tyler, TX	2.0	2.5	1174	$1,595	$1.36	43d	1	1.28mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	20d	1	1.28mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	13d	1	1.31mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	13d	1	1.36mi
809 W Harmony St Tyler, TX	3.0	2.0	1309	$1,500	$1.15	43d	1	1.36mi
826 W Franklin St Tyler, TX	3.0	2.0	1273	$1,550	$1.22	13d	1	1.36mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	13d	1	1.38mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	43d	1	1.40mi
1618 N Tenneha Ave Tyler, TX	3.0	1.0	1587	$1,400	$0.88	13d	1	1.44mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	1.46mi

Listing history 23 events

1. 2026-06-19
   days on market $160,000 Active 21 DOM
2. 2026-06-18
   days on market $160,000 Active 20 DOM
3. 2026-06-17
   days on market $160,000 Active 19 DOM
4. 2026-06-16
   days on market $160,000 Active 18 DOM
5. 2026-06-15
   days on market $160,000 Active 17 DOM
6. 2026-06-14
   days on market $160,000 Active 15 DOM
7. 2026-06-13
   days on market $160,000 Active 14 DOM
8. 2026-06-10
   days on market $160,000 Active 12 DOM
9. 2026-06-09
   days on market $160,000 Active 11 DOM
10. 2026-06-08
    days on market $160,000 Active 10 DOM
11. 2026-06-07
    days on market $160,000 Active 9 DOM
12. 2026-06-05
    days on market $160,000 Active 6 DOM
13. 2026-06-02
    days on market $160,000 Active 4 DOM
14. 2026-06-01
    days on market $160,000 Active 3 DOM
15. 2026-05-31
    days on market $160,000 Active 2 DOM
16. 2026-05-30
    remarks 528-char remark
17. 2026-05-30
    pricedays on marketlisting id $160,000 Active 1 DOM
18. 2026-04-30
    price $189,500 356-char remark

    Show marketing remark (356 chars)

    Looking to add to your investment portfolio or wanting to become a first time home owner? This maybe the property for you! Three large bedrooms with a possible fourth bedroom. High ceilings throughout the home. Close proximity to shops, convenience stores and restaurants! An aged home with possibilities! Take a look at this one! It just may surprise you!

19. 2026-03-30
    listed $199,900 Active 356-char remark

    Show marketing remark (356 chars)

    Looking to add to your investment portfolio or wanting to become a first time home owner? This maybe the property for you! Three large bedrooms with a possible fourth bedroom. High ceilings throughout the home. Close proximity to shops, convenience stores and restaurants! An aged home with possibilities! Take a look at this one! It just may surprise you!

20. 2021-08-27
    soldstatus 218-char remark

    Show marketing remark (218 chars)

    Looking for an investment property?! Or if you are a first time home buyer, this one is for you! New roof, new paint, and a new stove. Utility room, open patio, big driveway and a detached garage. Don't wait come look!

21. 2021-08-27
    soldstatus

    Show marketing remark (218 chars)

    Looking for an investment property?! Or if you are a first time home buyer, this one is for you! New roof, new paint, and a new stove. Utility room, open patio, big driveway and a detached garage. Don't wait come look!

22. 2021-07-26
    listed $109,000 218-char remark

    Show marketing remark (218 chars)

    Looking for an investment property?! Or if you are a first time home buyer, this one is for you! New roof, new paint, and a new stove. Utility room, open patio, big driveway and a detached garage. Don't wait come look!

23. 2012-10-23
    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: $2,980 · $248/mo
• Projected year-2 tax: $2,980 · $248/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 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: $20,657
• − Mortgage interest: −$8,962
• − Property taxes: −$2,980
• − Insurance: −$800
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,655
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,481/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): 27,927
• Household income: $51,564
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 803.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 49% Black 37% White 12% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 44%

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: ▼ -12.63%
• Current HPI: 207.1573
• Rent YoY: ▲ 2.27%
• 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

+73.9% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $189,500 GTAR
• 2026-03-30 Listed $199,900 GTAR
• 2021-08-27 Sold (Public Records) — Public Records
• 2021-08-27 Sold (MLS) — GTAR
• 2021-07-26 Listed $109,000 GTAR
• 2012-10-23 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2024): $2,980 · +17.1% YoY. Source: county tax records.