1115 S Glenwood Blvd · Tyler, TX 75701

$193,660

3 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 38 Days on market

Built 1946 $115/sqft · 23% below area Est $252k · 23% 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).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath home, 1684 sqft. Located in an established neighborhood in Tyler, close proximity to shopping and restaurants. This property is ready for someone with a vision to make it their own. It does need some work but it offers charm, a nice floor plan, and a spacious lot. The property is being Sold AS-IS.

Key facts

• Spacious lot
• Built 1946
• Listed 37 days

Tags

• ESTABLISHED NEIGHBORHOOD
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO RESTAURANTS
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Concrete and gravel parking
• Home design: Single-family detached residence; Single story
• Construction: Composition roof
• Exterior features: Covered patio and porch; Patio; Porch; Chain link and wood fencing; Composition roof

Interior

• Kitchen: Range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Range; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $73 ($875/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 $168k (13.4% below list).
• Recommended offer: $168k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Peete El (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 414 students, 98% 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 rising (+3.7%/yr); 327 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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 $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 38 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,793 (13.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 0.87% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $251,611
• List price: $193,660
• Delta: -23.03%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 W Shaw St	0.15mi	3/2.0	1,644 (-2%)	0mo	$149,900	$91	89
1011 S Chilton Ave	0.49mi	2/1.0 (-1)	1,467 (-13%)	2mo	$324,900	$221	45

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-25,641
• Equity at exit: $28,875

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-11,792
• Equity at exit: $16,744

Cash invested: $54,225 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,016
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $73

Break-even live

Break-even rent $1,586

Max offer price $193,660

Occupancy floor 91%

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: $48,415
• Closing costs: $5,810
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Mockingbird Ln Tyler, TX	3.0	2.0	1090	$1,230	$1.13	43d	1	0.25mi
1655 S Kennedy Ave Tyler, TX	2.0	2.5	1174	$1,595	$1.36	43d	1	0.39mi
1655 S Kennedy Ave Unit 203 Tyler, TX	2.0	2.5	1174	$1,650	$1.41	43d	1	0.39mi
1115 S Robertson Ave Tyler, TX	2.0	1.0	1366	$1,550	$1.13	13d	1	0.40mi
902 W 5th St Tyler, TX	2.0	1.0	1369	$1,200	$0.88	13d	1	0.42mi
522 W Dobbs St Tyler, TX	3.0	1.0	1127	$1,395	$1.24	13d	1	0.45mi
908 W 6th St Tyler, TX	2.0	1.0	1112	$1,300	$1.17	13d	1	0.46mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	13d	1	0.49mi
328 Mockingbird Ln Tyler, TX	2.0	1.0	1200	$950	$0.79	13d	1	0.52mi
1215 S Lenox St Tyler, TX	3.0	2.0	1090	$1,264	$1.16	43d	1	0.60mi
539 Williams Ct Tyler, TX	2.0	1.0	1352	$1,415	$1.05	21d	1	0.64mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	43d	1	0.65mi
526 S Bonner Ave Apt 4 Tyler, TX	2.0	1.0	1120	$1,175	$1.05	21d	1	0.71mi
1104 W Park St Tyler, TX	3.0	2.0	1440	$1,650	$1.15	21d	1	0.78mi
132 Rowland Pl Unit b Tyler, TX	2.0	1.0	1170	$1,295	$1.11	21d	1	0.84mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	21d	1	0.85mi
305 E Lake St Tyler, TX	2.0	1.5	1287	$1,695	$1.32	13d	1	0.86mi
1403 S Donnybrook Ave Tyler, TX	3.0	3.0	1834	$2,150	$1.17	43d	1	0.90mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,750	$1.27	43d	1	0.90mi
431 S College Ave Tyler, TX	2.0	1.0	1380	$1,650	$1.20	21d	1	0.90mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	13d	1	0.94mi
556 W Erwin St Tyler, TX	3.0	3.5	1956	$2,550	$1.30	21d	1	1.05mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,495	$1.28	43d	1	1.06mi
548 W Erwin St Tyler, TX	3.0	3.5	1956	$2,295	$1.17	21d	1	1.06mi
540 W Erwin St Tyler, TX	3.0	3.5	1956	$4,000	$2.04	43d	1	1.06mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	13d	14	1.35mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	21d	1	1.42mi
2006 W Oakwood St Tyler, TX	3.0	2.0	1344	$1,895	$1.41	13d	1	1.43mi
1118 S Fleishel Ave Tyler, TX	3.0	2.0	1425	$1,495	$1.05	13d	1	1.43mi
1692 Alamo Xing Tyler, TX	4.0	2.0	1610	$2,300	$1.43	13d	1	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $193,660 Active 38 DOM
2. 2026-06-18
   days on market $193,660 Active 37 DOM
3. 2026-06-17
   days on market $193,660 Active 36 DOM
4. 2026-06-16
   days on market $193,660 Active 35 DOM
5. 2026-06-15
   days on market $193,660 Active 34 DOM
6. 2026-06-14
   days on market $193,660 Active 32 DOM
7. 2026-06-13
   days on market $193,660 Active 31 DOM
8. 2026-06-10
   days on market $193,660 Active 29 DOM
9. 2026-06-09
   days on market $193,660 Active 28 DOM
10. 2026-06-08
    days on market $193,660 Active 27 DOM
11. 2026-06-07
    days on market $193,660 Active 26 DOM
12. 2026-06-05
    days on market $193,660 Active 23 DOM
13. 2026-06-02
    days on market $193,660 Active 21 DOM
14. 2026-06-01
    days on market $193,660 Active 20 DOM
15. 2026-05-31
    days on market $193,660 Active 19 DOM
16. 2026-05-30
    days on market $193,660 Active 18 DOM
17. 2026-05-12
    listed $193,660 Active 316-char remark

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $3,544 · $295/mo
• Expected delta: +$1,668/yr (+$139/mo · 88.9%)

ⓘ 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 · 25 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: $20,135
• − Mortgage interest: −$10,848
• − Property taxes: −$1,876
• − Insurance: −$968
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,634
• Taxable loss: −$2,413
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $1,454/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

1 event — show timeline

• 2026-05-12 Listed $193,660 GTAR

Property tax history

+3.8%/yr

Latest (2024): $1,876 · +7.4% YoY. Source: county tax records.