11332 County Road 1121 · Tyler, TX 75709

$214,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 48 Days on market

Built 2017 0.32 ac lot Est $243k · 12% 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).

• Cash flow +13.8/30.0
• ARV discount +12.9/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into a beautiful East Texas country setting, this charming 2 bedroom, 2 bathroom home offers the perfect blend of peaceful living and everyday convenience. Built in 2017 and featuring 1,320 square feet, the home is thoughtfully designed with an open floor plan that creates a bright, spacious feel from the moment you walk in. The interior finishes are especially nice for this price range and have been well cared for, creating a clean, inviting atmosphere throughout. The open living, dining, and kitchen areas make the space ideal for both relaxing and entertaining, while the cozy fireplace in the living room creates a warm and welcoming focal point. Step outside and enjoy the wide open

Key facts

• Open floor plan
• Wide open backyard
• Cozy fireplace

Tags

• EAST TEXAS COUNTRY SETTING
• OPEN FLOOR PLAN
• COZY FIREPLACE
• WIDE OPEN BACKYARD
• GENEROUS PARKING SPACE
• WELL MAINTAINED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $19 ($229/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 $184k (14.0% below list).
• Recommended offer: $184k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Jones El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 345 students, 92% 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: 90 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 48 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 63% 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 $184,030 (14.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.86% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $242,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12856 CR 1115	0.39mi	2/2.0	1,296 (-2%)	15mo	$238,500	$184	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-33,461
• Equity at exit: $31,908

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-27,569
• Equity at exit: $18,503

Cash invested: $59,920 (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 75709

• Home prices YoY: -16.5%
• Active inventory: 90
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $19

Break-even live

Break-even rent $1,816

Max offer price $214,000

Occupancy floor 94%

Sensitivity live

Price	-10% $140	-5% $80	+0% $19	+5% $-41	+10% $-102
Rent	-10% $-126	-5% $-54	+0% $19	+5% $92	+10% $164
Rate	-1.0pp $127	-0.5pp $74	base $19	+0.5pp $-36	+1.0pp $-93

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13387 Rhudy Dr Tyler, TX	2.0	1.0	1009	$1,195	$1.18	45d	1	0.90mi
3220 Walton Rd Tyler, TX	1.0–3.0	1.0–2.0	958	$1,162	$1.21	15d	5	1.41mi
6622 Bendale Dr Tyler, TX	3.0	2.0	1825	$2,695	$1.48	45d	1	1.42mi
6618 Bendale Dr Tyler, TX	3.0	2.0	1825	$2,695	$1.48	45d	1	1.43mi
2830 W Grande Blvd Tyler, TX	1.0–3.0	1.0–2.0	1170	$1,885	$1.61	15d	30	1.48mi

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-03-06
   listed $214,000 Active
3. 2026-02-24
   historical $1,350
4. 2026-01-22
   price $1,350
5. 2025-11-04
   listed $1,400
6. 2017-08-28
   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: $2,680 · $223/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: +$1,236/yr (+$103/mo · 46.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 26 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: $22,084
• − Mortgage interest: −$11,987
• − Property taxes: −$2,680
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$6,225
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $1,048/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

• City population: 127,842
• Population (ZIP): 5,237

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 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 19% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -39.17%
• Current HPI: 197.8711
• Rent YoY: —
• Metro: —
• 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

+15185.7% since first listed

6 events — show timeline

• 2026-04-23 Pending — GTAR
• 2026-03-06 Listed $214,000 GTAR
• 2026-02-24 Rental Removed $1,350 GTAR
• 2026-01-22 Price Changed $1,350 GTAR
• 2025-11-04 Listed for Rent $1,400 GTAR
• 2017-08-28 Sold (Public Records) — Public Records

Property tax history

+44.2%/yr

Latest (2024): $2,680 · +11.2% YoY. Source: county tax records.