7277 Rockpoint Cir · Tyler, TX 75703

$409,000

4 bd · 2.0 ba · 2,598 sqft · SingleFamily public records · 59 Days on market

Built 2006 Est $483k · 15% under ↓ 6% since listing

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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 +14.4/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked in the heart of highly sought-after South Tyler, this one-owner 4-bedroom, 2-bath, 2-car garage home offers 2,598 square feet of thoughtfully designed living space, plus exceptional exterior features that are hard to find. Before you even step inside, you’ll appreciate the added value this property brings. A 12x20 storage/workshop with electricity and a 50-amp 240V connection provides the perfect setup for hobbies, projects, tools, or larger equipment. There is also a covered 18x26 carport with a slab, ideal for a boat, RV, trailer, or other recreational toys, along with gated access for added convenience and security. And with both Lake Tyler and Lake Palestine just a short d

Key facts

• Gated access
• 2 garage spots
• Built 2006

Tags

• 12X20 STORAGE WORKSHOP
• EXTRA LARGE COVERED PARKING
• GATED ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (13.8% below list).
• Recommended offer: $353k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Dr Bryan C Jack El (math 53% / reading 51%, grade C-, #742 of 4,322 statewide, top 19%, 685 students, 46% 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 soft (-1.9%/yr); 649 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• At $3,525/mo this rent would consume 53% of the median local household income ($79k/yr) (locally 1585% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 59 days — a 3% lower offer ($397k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,503 (13.8% 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 59 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $483,228
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Elk River Rd	0.48mi	3/2.5 (-1)	2,532 (-2%)	6mo	$423,000	$167	61
1846 Rocky Mountain Ln	0.31mi	4/2.0	2,328 (-10%)	9mo	$445,000	$191	61
1463 Elk River Rd	0.42mi	4/3.0	2,473 (-5%)	10mo	$459,900	$186	60
7753 Laurel Spgs	0.52mi	4/3.0	2,654 (+2%)	14mo	$493,644	$186	56
1336 Ashley Creek Ln	0.39mi	3/2.0 (-1)	2,412 (-7%)	15mo	$440,000	$182	53
1340 Fairfield Ln	0.37mi	4/3.5	2,985 (+15%)	3mo	$619,000	$207	50
7543 Princedale	0.60mi	3/2.0 (-1)	2,280 (-12%)	10mo	$494,900	$217	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-79,633
• Equity at exit: $60,983

10-year hold

• IRR: -22.5%
• Equity multiple: 0.01×
• Total profit: $-113,005
• Equity at exit: $35,363

Cash invested: $114,520 (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 75703

• Rents YoY: -1.9%
• Active inventory: 649
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,525 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$518 /mo · $6,215/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $-48

Break-even live

Break-even rent $3,586

Max offer price $400,445

Occupancy floor 96%

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7352 Kingsport Ln Tyler, TX	3.0	2.0	1875	$4,500	$2.40	13d	1	0.24mi
10801 Harvestwood Dr Tyler, TX	4.0	2.5	1964	$3,750	$1.91	13d	1	0.59mi
7517 Cross Gate Way Tyler, TX	3.0	2.5	2663	$4,200	$1.58	20d	1	1.21mi

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-03-24
   price $409,000
3. 2026-02-28
   price $425,000
4. 2026-02-14
   listed $435,000 Active
5. 2012-11-27
   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: $6,215 · $518/mo
• Projected year-2 tax: $7,485 · $624/mo
• Expected delta: +$1,269/yr (+$106/mo · 20.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $42,300
• − Mortgage interest: −$22,910
• − Property taxes: −$6,215
• − Insurance: −$2,045
• − Repairs & maintenance: −$3,384
• − Management: −$3,384
• − Depreciation: −$11,898
• Taxable loss: −$7,537
• Est. tax savings @ 24.0%: +$1,809
• After-tax cash flow: $1,228/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): 46,039
• Household income: $79,194
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1585.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -218.79%
• Current HPI: 182.3842
• Rent YoY: ▼ -1.95%
• 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

-6.0% since first listed

5 events — show timeline

• 2026-04-14 Pending — GTAR
• 2026-03-24 Price Changed $409,000 GTAR
• 2026-02-28 Price Changed $425,000 GTAR
• 2026-02-14 Listed $435,000 GTAR
• 2012-11-27 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2024): $6,215 · +7.4% YoY. Source: county tax records.