640 Beechwood Dr · Tyler, TX 75701

$265,000

3 bd · 2.5 ba · 2,447 sqft · SingleFamily public records · 47 Days on market

Built 1960 0.37 ac lot $108/sqft · 14% below area Est $310k · 14% 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 +14.0/15.0
• Cash flow +9.8/30.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully spacious 3-bedroom, 2.5-bath home offering 2,447 square feet of comfort, character, and convenience—all located in the heart of Tyler. Just minutes from shopping, dining, schools, and everything you need, this home sits in a truly prime location. Step inside to a grand entryway that immediately sets an elegant tone. The main living room is centered by a stunning fireplace with built-in bookcases on both sides, creating a warm and inviting focal point. Thoughtful updates, including full electrical improvements and freshly repainted white ceilings, add to the home’s refreshed feel. The kitchen is a standout space—absolutely grand in size and design—with beautifully finished cabinets, a spacious island, and the feel of a luxurious chef’s kitchen. Nearby, the formal dining area features impressive floor-to-ceiling sliding glass doors that open directly to the backyard, filling the space with natural light and offering seamless indoor-outdoor flow. A second living area provides even more room to relax and entertain, complete with its own fireplace and a unique loft space that overlooks the room below—perfect for a cozy reading nook, office, or creative space. All bedrooms are generously sized, and the bathrooms feature unique touches and well-thought-out designs that add charm and character throughout. The backyard is large and versatile, offering endless possibilities for relaxation, gardening, play, or entertaining. With spacious living areas, standout architectural features, and an unbeatable Tyler location, this home is the perfect blend of style, comfort, and convenience. Property is being sold strictly AS-IS. Seller will not make repairs, and the property must be sold at or above the current list price.

Key facts

• Spacious island
• Grand entryway
• Built-in bookcases

Tags

• GRAND ENTRYWAY
• STUNNING FIREPLACE
• BUILT-IN BOOKCASES
• FULL ELECTRICAL IMPROVEMENTS
• SPACIOUS ISLAND
• SEAMLESS INDOOR-OUTDOOR FLOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.9% below list).
• Recommended offer: $218k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% 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: Birdwell School (math 67% / reading 47%, grade C+, #505 of 4,322 statewide, top 13%, 477 students, 77% FRL); Hubbard Middle (math 47% / reading 45%, grade D+, #462 of 1,662 statewide, top 28%, 869 students, 62% FRL); Tyler Legacy H S (math 34% / reading 49%, grade F, #767 of 1,632 statewide, top 47%, 2,594 students, 58% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 330 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 39% 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 $8k 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 47 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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, 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 $217,576 (17.9% 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 47 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $309,572
• List price: $265,000
• Delta: -14.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 Brookside Dr	0.08mi	3/2.0	2,259 (-8%)	19mo	$350,000	$155	66
401 Woodland Hills Dr	0.48mi	3/2.5	2,612 (+7%)	10mo	$340,000	$130	58
3918 Post Oak Rd	0.65mi	4/3.0 (+1)	2,633 (+8%)	14mo	$395,000	$150	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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-52,240
• Equity at exit: $39,512

10-year hold

• IRR: -11.6%
• Equity multiple: 0.28×
• Total profit: $-53,098
• Equity at exit: $22,912

Cash invested: $74,200 (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: 330
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$389 /mo · $4,664/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-170

Break-even live

Break-even rent $2,391

Max offer price $234,987

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-95	+0% $-170	+5% $-245	+10% $-320
Rent	-10% $-342	-5% $-256	+0% $-170	+5% $-84	+10% $2
Rate	-1.0pp $-36	-0.5pp $-102	base $-170	+0.5pp $-239	+1.0pp $-308

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Brookside Dr Tyler, TX	4.0	2.0	2328	$2,250	$0.97	15d	1	0.07mi
614 Woodland Hills Dr Tyler, TX	2.0	2.0	1690	$2,200	$1.30	45d	1	0.43mi
401 Woodland Hills Dr Tyler, TX	3.0	2.5	2612	$3,200	$1.23	45d	1	0.50mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	23d	1	0.71mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	23d	1	0.71mi
1692 Alamo Xing Tyler, TX	4.0	2.0	1610	$2,300	$1.43	15d	1	0.80mi
328 Brookwood Dr Tyler, TX	4.0	2.0	1985	$2,300	$1.16	45d	1	0.88mi
509 Winchester Dr Tyler, TX	4.0	2.0	1960	$2,400	$1.22	15d	1	0.93mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	45d	1	0.95mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	15d	1	0.97mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	45d	1	1.00mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	15d	1	1.11mi
3200 Decharles St Tyler, TX	3.0	2.0	2584	$2,750	$1.06	45d	1	1.29mi

Listing history 20 events

1. 2026-05-31
   days on market $265,000 Active 47 DOM
2. 2026-05-30
   days on market $265,000 Active 46 DOM
3. 2026-04-14
   listed $265,000 Active 1797-char remark

   Show marketing remark (1797 chars)

   Welcome to this beautifully spacious 3-bedroom, 2.5-bath home offering 2,447 square feet of comfort, character, and convenience—all located in the heart of Tyler. Just minutes from shopping, dining, schools, and everything you need, this home sits in a truly prime location. Step inside to a grand entryway that immediately sets an elegant tone. The main living room is centered by a stunning fireplace with built-in bookcases on both sides, creating a warm and inviting focal point. Thoughtful updates, including full electrical improvements and freshly repainted white ceilings, add to the home’s refreshed feel. The kitchen is a standout space—absolutely grand in size and design—with beautifully finished cabinets, a spacious island, and the feel of a luxurious chef’s kitchen. Nearby, the formal dining area features impressive floor-to-ceiling sliding glass doors that open directly to the backyard, filling the space with natural light and offering seamless indoor-outdoor flow. A second living area provides even more room to relax and entertain, complete with its own fireplace and a unique loft space that overlooks the room below—perfect for a cozy reading nook, office, or creative space. All bedrooms are generously sized, and the bathrooms feature unique touches and well-thought-out designs that add charm and character throughout. The backyard is large and versatile, offering endless possibilities for relaxation, gardening, play, or entertaining. With spacious living areas, standout architectural features, and an unbeatable Tyler location, this home is the perfect blend of style, comfort, and convenience. Property is being sold strictly AS-IS. Seller will not make repairs, and the property must be sold at or above the current list price.

4. 2026-02-06
   price $265,000
5. 2026-01-19
   price $289,900
6. 2025-12-04
   price $299,900
7. 2025-03-21
   soldstatus
8. 2025-03-20
   soldstatus Closed
9. 2025-02-26
   historical
10. 2025-02-14
    price $305,000
11. 2025-01-17
    price $312,500
12. 2025-01-08
    price $322,500
13. 2024-12-15
    price $332,500
14. 2024-12-06
    listed $342,500 Active
15. 2020-12-09
    soldstatus
16. 2013-10-18
    soldstatus
17. 2013-10-17
    soldstatus
18. 2013-10-09
    listed $37,000
19. 2005-01-05
    soldstatus
20. 2003-07-07
    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: $4,664 · $389/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$186/yr (+$15/mo · 4.0%)

ⓘ 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 · 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: $26,109
• − Mortgage interest: −$14,844
• − Property taxes: −$4,664
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$7,709
• Taxable loss: −$6,610
• Est. tax savings @ 24.0%: +$1,586
• After-tax cash flow: $-452/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

+616.2% since first listed

18 events — show timeline

• 2026-04-14 Listed $265,000 GTAR
• 2026-02-06 Price Changed $265,000 GTAR
• 2026-01-19 Price Changed $289,900 GTAR
• 2025-12-04 Price Changed $299,900 GTAR
• 2025-03-21 Sold (Public Records) — Public Records
• 2025-03-20 Sold (MLS) — GTAR
• 2025-02-26 Delisted — GTAR
• 2025-02-14 Price Changed $305,000 GTAR
• 2025-01-17 Price Changed $312,500 GTAR
• 2025-01-08 Price Changed $322,500 GTAR
• 2024-12-15 Price Changed $332,500 GTAR
• 2024-12-06 Listed $342,500 GTAR
• 2020-12-09 Sold (Public Records) — Public Records
• 2013-10-18 Sold (Public Records) — Public Records
• 2013-10-17 Sold (MLS) — GTAR
• 2013-10-09 Listed $37,000 GTAR
• 2005-01-05 Sold (Public Records) — Public Records
• 2003-07-07 Sold (Public Records) — Public Records

Property tax history

+18.6%/yr

Latest (2024): $4,664 · -7.5% YoY. Source: county tax records.