10057 Fm 2767 · Tyler, TX 75708

$147,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 600 Days on market

Built 2005 ↓ 2% since listing

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Why this score? — see what drove the B- 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This spacious 3-Bedroom 2-bathroom home on half an acre is in a prime location! Convenient location right outside of Tyler city limits. Bright living room ideal for relaxation and entertaining. Minutes from shopping, dining, and top-rated schools. This property combines space and location.

Key facts

• Prime location
• Built 2005
• Listed 599 days

Tags

• HALF AN ACRE PROPERTY
• PRIME LOCATION
• MINUTES FROM AMENITIES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water
• Home design: Manufactured home; Residential property
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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-, schools D+, crime D+.
• Chapel Hill ISD (rural): math 25% / reading 33% proficiency, ranked #650 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 600 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $129,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 600 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.33×
• Total profit: $54,946
• Equity at exit: $83,267

10-year hold

• IRR: 20.8%
• Equity multiple: 4.58×
• Total profit: $147,761
• Equity at exit: $143,445

Cash invested: $41,300 (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 75708

• Home prices YoY: 2.4%
• Active inventory: 67
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $334

Break-even live

Break-even rent $1,136

Max offer price $147,500

Occupancy floor 74%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $147,500 Active 600 DOM
2. 2026-06-18
   days on market $147,500 Active 599 DOM
3. 2026-06-17
   days on market $147,500 Active 598 DOM
4. 2026-06-16
   days on market $147,500 Active 597 DOM
5. 2026-06-15
   days on market $147,500 Active 596 DOM
6. 2026-06-14
   days on market $147,500 Active 594 DOM
7. 2026-06-13
   days on market $147,500 Active 593 DOM
8. 2026-06-10
   days on market $147,500 Active 591 DOM
9. 2026-06-09
   days on market $147,500 Active 590 DOM
10. 2026-06-08
    days on market $147,500 Active 589 DOM
11. 2026-06-07
    days on market $147,500 Active 588 DOM
12. 2026-06-02
    days on market $147,500 Active 583 DOM
13. 2026-06-01
    days on market $147,500 Active 582 DOM
14. 2026-05-31
    days on market $147,500 Active 581 DOM
15. 2026-05-30
    days on market $147,500 Active 580 DOM
16. 2026-01-17
    price $147,500
17. 2024-10-26
    listed $149,900 Active

ⓘ 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: $750 · $62/mo
• Projected year-2 tax: $2,699 · $225/mo
• Expected delta: +$1,950/yr (+$162/mo · 260.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,712
• − Mortgage interest: −$8,262
• − Property taxes: −$750
• − Insurance: −$738
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,291
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,611/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: Chapel Hill ISD
• NCES district ID: 4813650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $43,891
• Composite: 24.76/100
• National rank: #7603
• State rank: #650 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): 10,001

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 39% Two or more races 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Danish 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 37% Vietnamese 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: ▲ 4.96%
• Current HPI: 216.4494
• 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

-1.6% since first listed

2 events — show timeline

• 2026-01-17 Price Changed $147,500 LAAR
• 2024-10-26 Listed $149,900 LAAR

Property tax history

+20.9%/yr

Latest (2024): $750 · -7.5% YoY. Source: county tax records.