8310/8312 Garrett Dr · Tyler, TX 75703

$349,000

4 bd · 4.0 ba · 2,425 sqft · MultiFamily public records · 62 Days on market

Built 1982 $144/sqft · 8% below area Est $379k · 8% under

---

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 +12.7/30.0
• ARV discount +11.1/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great rental investment opportunity in prime south Tyler location. This duplex is a 3 bedroom and 2 bath on one side and a 2 bedroom 2 bath on the other. Both have long term tenants who treat the property like its their own. If you are a new or experienced real estate investor, this duplex is worth a look.

Key facts

• Garage
• Built 1982
• Listed 62 days

Property features AI

Finance

• Other: Listing broker: Realty One Group Rose; Directions: From South Broadway and Robert E Lee, go east on Robert E Lee to left on McClenny to right on Garrett; duplex will be on the left.
• Financial info: Annual tax amount listed

Exterior

• Parking: Has garage; Concrete parking surfaces
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Single-story
• Construction: Brick veneer construction
• Exterior features: Composition roof; Located in Garrett Acres subdivision; Zoned for two-family dwelling

Interior

• Flooring: Carpet; Ceramic tile
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Carpet flooring; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative. Per door: $-20/mo.
• To cash-flow at today's rent, offer at most $342k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.1% below list).
• Recommended offer: $296k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Rice El (math 40% / reading 44%, grade F, #1,335 of 4,322 statewide, top 33%, 680 students, 60% 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).
• Market conditions: Rents soft (-1.9%/yr); 655 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 45% of the median local income ($79k/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 $10k 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 62 days — a 6% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 flood risk; major wind risk, 62% 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 $296,300 (15.1% 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 62 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (median comp): $379,160
• List price: $349,000
• Delta: -7.95%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.31×
• Total profit: $-67,753
• Equity at exit: $52,037

10-year hold

• IRR: -22.1%
• Equity multiple: 0.02×
• Total profit: $-95,725
• Equity at exit: $30,175

Cash invested: $97,720 (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: 655
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$405 /mo · $4,861/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-40

Break-even live

Break-even rent $3,014

Max offer price $341,949

Occupancy floor 96%

Sensitivity live

Price	-10% $158	-5% $59	+0% $-40	+5% $-139	+10% $-237
Rent	-10% $-274	-5% $-157	+0% $-40	+5% $77	+10% $194
Rate	-1.0pp $136	-0.5pp $49	base $-40	+0.5pp $-130	+1.0pp $-222

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,962
Total (2 units)			$2,963

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 McClenny Dr Tyler, TX	4.0	2.0	1673	$2,195	$1.31	45d	1	0.07mi
1406 Jeff Davis Dr Tyler, TX	4.0	2.0	2350	$2,495	$1.06	15d	1	0.48mi

Listing history 24 events

1. 2026-06-22
   days on market $349,000 Active 62 DOM
2. 2026-06-19
   days on market $349,000 Active 60 DOM
3. 2026-06-18
   days on market $349,000 Active 59 DOM
4. 2026-06-17
   days on market $349,000 Active 58 DOM
5. 2026-06-16
   days on market $349,000 Active 57 DOM
6. 2026-06-15
   days on market $349,000 Active 56 DOM
7. 2026-06-14
   days on market $349,000 Active 54 DOM
8. 2026-06-13
   days on market $349,000 Active 53 DOM
9. 2026-06-10
   days on market $349,000 Active 51 DOM
10. 2026-06-09
    days on market $349,000 Active 50 DOM
11. 2026-06-08
    days on market $349,000 Active 49 DOM
12. 2026-06-07
    days on market $349,000 Active 48 DOM
13. 2026-06-05
    days on market $349,000 Active 45 DOM
14. 2026-06-02
    days on market $349,000 Active 43 DOM
15. 2026-06-01
    days on market $349,000 Active 42 DOM
16. 2026-05-31
    days on market $349,000 Active 41 DOM
17. 2026-05-30
    days on market $349,000 Active 40 DOM
18. 2026-04-20
    listed $349,000 Active 307-char remark
19. 2025-02-04
    historical $1,200
20. 2024-12-11
    price $1,200
21. 2024-10-03
    listed $1,250
22. 2017-09-18
    soldstatus
23. 2010-12-08
    soldstatus
24. 2000-03-01
    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: $4,861 · $405/mo
• Projected year-2 tax: $6,387 · $532/mo
• Expected delta: +$1,526/yr (+$127/mo · 31.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $35,556
• − Mortgage interest: −$19,549
• − Property taxes: −$4,861
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$10,153
• Taxable loss: −$6,441
• Est. tax savings @ 24.0%: +$1,546
• After-tax cash flow: $1,067/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

+27820.0% since first listed

7 events — show timeline

• 2026-04-20 Listed $349,000 GTAR
• 2025-02-04 Rental Removed $1,200 RENT.
• 2024-12-11 Price Changed $1,200 RENT.
• 2024-10-03 Listed for Rent $1,250 RENT.
• 2017-09-18 Sold (Public Records) — Public Records
• 2010-12-08 Sold (Public Records) — Public Records
• 2000-03-01 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2024): $4,861 · +17.1% YoY. Source: county tax records.