2106 Magnolia Dr · Tyler, TX 75701

$166,900

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 149 Days on market

Built 1932 $137/sqft · 21% below area Est $211k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• 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

This home is the next perfect investment rental home for you. Monthly rent $1350. Annual lease. Lease ends Dec 31 2026. Preapproval and or proof of funds required before viewing home. No owner finance. Bank finance or cash only. Renovated turn key ready. Property has been rented for years and brings in plenty of cash flow every month. Was recently renovated and has had an additional bedroom added as well. This property is located centrally in Tyler and is close to shopping, restaurants, and hospitals. Don't miss out on your next investment property to add to your portfolio.

Key facts

• Additional bedroom
• Close to restaurants
• Close to hospitals

Tags

• RECENTLY RENOVATED
• ADDITIONAL BEDROOM
• CENTRALLY LOCATED
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO HOSPITALS

🏷️ Possibly a rental listed for sale. The $166,900 price doesn't fit this home's estimated sale value (~$211,086) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $38 ($457/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 $153k (8.5% below list).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 (+3.7%/yr); 327 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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 149 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.92% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $211,086
• List price: $166,900
• Delta: -20.93%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 E Barbara St	0.58mi	3/2.0	1,313 (+8%)	10mo	$279,900	$213	51

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-23,564
• Equity at exit: $24,885

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-13,014
• Equity at exit: $14,430

Cash invested: $46,732 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$875
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $38

Break-even live

Break-even rent $1,479

Max offer price $166,900

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $85	+0% $38	+5% $-9	+10% $-56
Rent	-10% $-83	-5% $-22	+0% $38	+5% $98	+10% $159
Rate	-1.0pp $122	-0.5pp $81	base $38	+0.5pp $-5	+1.0pp $-49

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: $41,725
• Closing costs: $5,007
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	0.33mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	14d	1	0.52mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	14d	1	0.65mi
1313 S Tipton Ave Tyler, TX	2.0	1.0	816	$1,200	$1.47	14d	1	0.81mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	44d	1	0.86mi
1004 S Porter Ave Unit 1004 Tyler, TX	2.0	1.0	926	$1,395	$1.51	44d	1	0.87mi
2009 E Devine St Tyler, TX	3.0	2.0	1200	$1,600	$1.33	44d	1	0.91mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	14d	14	0.94mi
1421 E Idel St Tyler, TX	3.0	1.5	1080	$1,300	$1.20	14d	1	0.94mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	14d	1	0.96mi
420 E Dodge St Tyler, TX	3.0	2.0	940	$950	$1.01	14d	1	1.00mi
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	14d	1	1.04mi
613 S Baxter Ave Tyler, TX	3.0	2.0	1090	$1,250	$1.15	21d	1	1.08mi
3304 Golden Rd Unit 1222 Tyler, TX	2.0	2.0	811	$1,274	$1.57	44d	1	1.12mi
3304 Golden Rd Unit 1422 Tyler, TX	2.0	2.0	811	$1,274	$1.57	21d	1	1.12mi
1729 E Arnold St Tyler, TX	2.0	1.0	1074	$1,295	$1.21	21d	1	1.12mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	21d	1	1.18mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	14d	1	1.22mi
2332 Pinkerton Dr Tyler, TX	3.0	2.0	930	$1,400	$1.51	44d	1	1.32mi
1421 E Front St Tyler, TX	2.0	1.0	965	$1,125	$1.17	14d	1	1.33mi
507 W Shaw St Tyler, TX	2.0	1.0	1005	$1,250	$1.24	14d	1	1.33mi
3301 S Broadway Ave Tyler, TX	1.0–2.0	1.0–2.0	841	$1,056	$1.26	44d	2	1.34mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	14d	1	1.35mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	1.37mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	14d	1	1.37mi
1655 S Kennedy Ave Tyler, TX	2.0	2.5	1174	$1,595	$1.36	44d	1	1.40mi
1655 S Kennedy Ave Unit 203 Tyler, TX	2.0	2.5	1174	$1,650	$1.41	44d	1	1.40mi
3113 Greg Ln Tyler, TX	3.0	1.5	1157	$1,300	$1.12	14d	1	1.43mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	14d	1	1.44mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	14d	1	1.45mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	14d	1	1.45mi

Listing history 36 events

1. 2026-06-19
   days on market $166,900 Active 149 DOM
2. 2026-06-18
   days on market $166,900 Active 148 DOM
3. 2026-06-17
   days on market $166,900 Active 147 DOM
4. 2026-06-16
   days on market $166,900 Active 146 DOM
5. 2026-06-15
   days on market $166,900 Active 145 DOM
6. 2026-06-14
   days on market $166,900 Active 143 DOM
7. 2026-06-13
   days on market $166,900 Active 142 DOM
8. 2026-06-10
   days on market $166,900 Active 140 DOM
9. 2026-06-09
   days on market $166,900 Active 139 DOM
10. 2026-06-08
    days on market $166,900 Active 138 DOM
11. 2026-06-07
    days on market $166,900 Active 137 DOM
12. 2026-06-05
    days on market $166,900 Active 134 DOM
13. 2026-06-02
    days on market $166,900 Active 132 DOM
14. 2026-06-01
    days on market $166,900 Active 131 DOM
15. 2026-05-31
    days on market $166,900 Active 130 DOM
16. 2026-05-30
    days on market $166,900 Active 129 DOM
17. 2026-03-30
    price $166,900 580-char remark

    Show marketing remark (580 chars)

    This home is the next perfect investment rental home for you. Monthly rent $1350. Annual lease. Lease ends Dec 31 2026. Preapproval and or proof of funds required before viewing home. No owner finance. Bank finance or cash only. Renovated turn key ready. Property has been rented for years and brings in plenty of cash flow every month. Was recently renovated and has had an additional bedroom added as well. This property is located centrally in Tyler and is close to shopping, restaurants, and hospitals. Don't miss out on your next investment property to add to your portfolio.

18. 2026-03-14
    price $169,900 580-char remark

    Show marketing remark (580 chars)

    This home is the next perfect investment rental home for you. Monthly rent $1350. Annual lease. Lease ends Dec 31 2026. Preapproval and or proof of funds required before viewing home. No owner finance. Bank finance or cash only. Renovated turn key ready. Property has been rented for years and brings in plenty of cash flow every month. Was recently renovated and has had an additional bedroom added as well. This property is located centrally in Tyler and is close to shopping, restaurants, and hospitals. Don't miss out on your next investment property to add to your portfolio.

19. 2026-03-09
    price $174,900 580-char remark

    Show marketing remark (580 chars)

    This home is the next perfect investment rental home for you. Monthly rent $1350. Annual lease. Lease ends Dec 31 2026. Preapproval and or proof of funds required before viewing home. No owner finance. Bank finance or cash only. Renovated turn key ready. Property has been rented for years and brings in plenty of cash flow every month. Was recently renovated and has had an additional bedroom added as well. This property is located centrally in Tyler and is close to shopping, restaurants, and hospitals. Don't miss out on your next investment property to add to your portfolio.

20. 2026-01-22
    listed $179,900 Active 580-char remark

    Show marketing remark (580 chars)

    This home is the next perfect investment rental home for you. Monthly rent $1350. Annual lease. Lease ends Dec 31 2026. Preapproval and or proof of funds required before viewing home. No owner finance. Bank finance or cash only. Renovated turn key ready. Property has been rented for years and brings in plenty of cash flow every month. Was recently renovated and has had an additional bedroom added as well. This property is located centrally in Tyler and is close to shopping, restaurants, and hospitals. Don't miss out on your next investment property to add to your portfolio.

21. 2023-11-28
    price $149,500
22. 2023-11-09
    listed $149,900 Active
23. 2023-09-20
    listed $169,900 Active
24. 2023-09-16
    price $169,700
25. 2023-09-11
    price $169,500
26. 2023-09-08
    price $173,500
27. 2023-09-06
    price $173,900
28. 2023-08-28
    price $177,600
29. 2023-08-23
    price $177,700
30. 2023-08-21
    price $179,700
31. 2023-08-19
    price $179,900
32. 2023-08-18
    price $182,900
33. 2023-07-09
    listed $184,900 Active
34. 2022-07-01
    soldstatus
35. 2022-05-18
    listed $135,000
36. 2002-01-22
    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: $2,687 · $224/mo
• Projected year-2 tax: $3,054 · $255/mo
• Expected delta: +$367/yr (+$31/mo · 13.7%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $18,331
• − Mortgage interest: −$9,349
• − Property taxes: −$2,687
• − Insurance: −$834
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,855
• Taxable loss: −$2,327
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,016/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

+23.6% since first listed

20 events — show timeline

• 2026-03-30 Price Changed $166,900 GTAR
• 2026-03-14 Price Changed $169,900 GTAR
• 2026-03-09 Price Changed $174,900 GTAR
• 2026-01-22 Listed $179,900 GTAR
• 2023-11-28 Price Changed $149,500 GTAR
• 2023-11-09 Listed $149,900 GTAR
• 2023-09-20 Listed $169,900 GTAR
• 2023-09-16 Price Changed $169,700 GTAR
• 2023-09-11 Price Changed $169,500 GTAR
• 2023-09-08 Price Changed $173,500 GTAR
• 2023-09-06 Price Changed $173,900 GTAR
• 2023-08-28 Price Changed $177,600 GTAR
• 2023-08-23 Price Changed $177,700 GTAR
• 2023-08-21 Price Changed $179,700 GTAR
• 2023-08-19 Price Changed $179,900 GTAR
• 2023-08-18 Price Changed $182,900 GTAR
• 2023-07-09 Listed $184,900 GTAR
• 2022-07-01 Sold (MLS) — GTAR
• 2022-05-18 Listed $135,000 GTAR
• 2002-01-22 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2024): $2,687 · +17.1% YoY. Source: county tax records.