1311 E Dawson · Tyler, TX 75701

$169,890

4 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 43 Days on market

Built 1947 $169/sqft · 15% above area Est $206k · 17% under

---

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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• 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

Your next investment property is waiting for you! Located within walking distance of the hospital and near TJC this 2/1/1 with an additional guest house is an investors dream. Large living area, fully fenced backyard with basketball hoop, fire pit area, and patio. Call today to schedule your tour.

Key facts

• Built 1947
• Listed 43 days

Property features AI

Exterior

• Utilities: Cable available
• Home design: Single family detached residence; One story
• Construction: Composition roof
• Exterior features: Porch

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: In-law floorplan

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $154k (9.4% below list).
• Recommended offer: $154k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Bell El (math 48% / reading 47%, grade D, #989 of 4,322 statewide, top 23%, 533 students, 88% FRL); Moore Mst Magnet School (math 46% / reading 39%, grade D-, #553 of 1,662 statewide, top 34%, 1,113 students, 87% FRL); Tyler H S (math 26% / reading 27%, grade F, #1,228 of 1,632 statewide, top 76%, 2,164 students, 90% FRL) — zoned schools average 88% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 43 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $153,850 (9.4% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.91% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $205,768
• List price: $169,890
• Delta: -17.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Pinkerton Dr	0.74mi	3/1.5 (-1)	947 (-6%)	8mo	$165,000	$174	41

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-21,061
• Equity at exit: $25,331

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-7,068
• Equity at exit: $14,689

Cash invested: $47,569 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$891
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $85

Break-even live

Break-even rent $1,430

Max offer price $169,890

Occupancy floor 89%

Sensitivity live

Price	-10% $182	-5% $134	+0% $85	+5% $37	+10% $-11
Rent	-10% $-36	-5% $25	+0% $85	+5% $146	+10% $207
Rate	-1.0pp $171	-0.5pp $129	base $85	+0.5pp $41	+1.0pp $-3

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: $42,472
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1421 E Idel St Tyler, TX	3.0	1.5	1080	$1,300	$1.20	14d	1	0.11mi
613 S Baxter Ave Tyler, TX	3.0	2.0	1090	$1,250	$1.15	22d	1	0.12mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	14d	1	0.39mi
2009 E Devine St Tyler, TX	3.0	2.0	1200	$1,600	$1.33	44d	1	0.58mi
211 Patricia Ct Tyler, TX	3.0	2.0	1314	$1,795	$1.37	44d	1	0.60mi
420 E Dodge St Tyler, TX	3.0	2.0	940	$950	$1.01	14d	1	0.69mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	22d	1	0.72mi
2332 Pinkerton Dr Tyler, TX	3.0	2.0	930	$1,400	$1.51	44d	1	0.82mi
411 N Fuller Ave Tyler, TX	3.0	2.0	1246	$1,850	$1.48	44d	1	0.90mi
311 N Virginia Ave Tyler, TX	3.0	1.0	1040	$1,395	$1.34	22d	1	1.00mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	44d	1	1.09mi
425 E Oakwood St Tyler, TX	3.0	2.0	1298	$1,540	$1.19	44d	1	1.14mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	14d	1	1.25mi
826 Wilma St Tyler, TX	3.0	2.0	1210	$1,800	$1.49	14d	1	1.44mi

Listing history 23 events

1. 2026-06-17
   status $169,890 Pending 43 DOM
2. 2026-06-17
   days on market $169,890 Active 43 DOM
3. 2026-06-16
   days on market $169,890 Active 42 DOM
4. 2026-06-15
   days on market $169,890 Active 41 DOM
5. 2026-06-14
   days on market $169,890 Active 39 DOM
6. 2026-06-13
   days on market $169,890 Active 38 DOM
7. 2026-06-10
   days on market $169,890 Active 36 DOM
8. 2026-06-09
   days on market $169,890 Active 35 DOM
9. 2026-06-08
   days on market $169,890 Active 34 DOM
10. 2026-06-07
    days on market $169,890 Active 33 DOM
11. 2026-06-05
    days on market $169,890 Active 30 DOM
12. 2026-06-02
    days on market $169,890 Active 28 DOM
13. 2026-06-01
    days on market $169,890 Active 27 DOM
14. 2026-05-31
    days on market $169,890 Active 26 DOM
15. 2026-05-30
    days on market $169,890 Active 25 DOM
16. 2026-05-14
    status Pending 1065-char remark
17. 2026-04-24
    listed $169,890 Active 1065-char remark
18. 2026-03-18
    soldstatus
19. 2021-09-07
    soldstatus
20. 2021-08-20
    soldstatus 298-char remark

    Show marketing remark (298 chars)

    Your next investment property is waiting for you! Located within walking distance of the hospital and near TJC this 2/1/1 with an additional guest house is an investors dream. Large living area, fully fenced backyard with basketball hoop, fire pit area, and patio. Call today to schedule your tour.

21. 2021-07-19
    listed $110,000 298-char remark

    Show marketing remark (298 chars)

    Your next investment property is waiting for you! Located within walking distance of the hospital and near TJC this 2/1/1 with an additional guest house is an investors dream. Large living area, fully fenced backyard with basketball hoop, fire pit area, and patio. Call today to schedule your tour.

22. 2007-07-16
    soldstatus
23. 2002-05-09
    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: $2,019 · $168/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$1,090/yr (+$91/mo · 54.0%)

ⓘ 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 60% 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: $18,462
• − Mortgage interest: −$9,516
• − Property taxes: −$2,019
• − Insurance: −$849
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,942
• Taxable loss: −$1,819
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,462/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

+54.4% since first listed

10 events — show timeline

• 2026-06-17 Pending — GTAR
• 2026-05-26 Relisted — GTAR
• 2026-05-14 Pending — GTAR
• 2026-04-24 Listed $169,890 GTAR
• 2026-03-18 Sold (Public Records) — Public Records
• 2021-09-07 Sold (Public Records) — Public Records
• 2021-08-20 Sold (MLS) — GTAR
• 2021-07-19 Listed $110,000 GTAR
• 2007-07-16 Sold (Public Records) — Public Records
• 2002-05-09 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2024): $2,019 · +7.4% YoY. Source: county tax records.