3210 Old Jacksonville Hwy · Tyler, TX 75701

$160,000

4 bd · 2.5 ba · 1,956 sqft · SingleFamily public records · 8 Days on market

Built 1961 Est $305k · 48% under ↓ 16% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.9/10.0
• 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

Affordable family home conveniently located inside the Loop. 4/2.5/2 home with nearly 2000 sf . .. Living room with fireplace; 2 bedrooms downstairs and 2 bedrooms upstairs; formal living and dining combo; separate utility room; and storage room in the garage. Nice size back yard and circle drive in front. Make an appointment to see today!

Key facts

• Bathrooms remodeled
• 2 garage spots
• Built 1961

Tags

• BATHROOMS REMODELED

Property features AI

Finance

• Other: Located in the Garden Oaks subdivision

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Single-family detached residence; Two-story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Patio

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.5% 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: Woods El (math 54% / reading 51%, grade C-, #720 of 4,322 statewide, top 17%, 756 students, 48% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 wind risk, 61% 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 $160,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $305,136
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 Old Jacksonville	0.04mi	3/2.0 (-1)	1,889 (-3%)	11mo	$239,000	$127	77
3902 Darrell Ln	0.59mi	3/2.0 (-1)	1,916 (-2%)	15mo	$299,500	$156	50

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,600
• Equity at exit: $23,857

10-year hold

• IRR: 11.8%
• Equity multiple: 1.96×
• Total profit: $43,189
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$839
• Tax from tax record: −$294 /mo · $3,526/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $425

Break-even live

Break-even rent $1,518

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $515	-5% $470	+0% $425	+5% $380	+10% $334
Rent	-10% $262	-5% $344	+0% $425	+5% $506	+10% $587
Rate	-1.0pp $506	-0.5pp $466	base $425	+0.5pp $383	+1.0pp $341

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Brookside Dr Tyler, TX	4.0	2.0	2328	$2,250	$0.97	15d	1	0.28mi
1692 Alamo Xing Tyler, TX	4.0	2.0	1610	$2,300	$1.43	15d	1	0.51mi
1224 S Azalea Dr Tyler, TX	3.0	1.0	1276	$1,300	$1.02	15d	1	0.58mi
1107 Dogwood St Tyler, TX	3.0	1.5	1620	$1,475	$0.91	22d	1	0.67mi
401 Woodland Hills Dr Tyler, TX	3.0	2.5	2612	$3,200	$1.23	45d	1	0.71mi
2302 Walton Rd Tyler, TX	3.0	2.0	1248	$1,600	$1.28	22d	1	0.83mi
117 Ridgecrest Dr Tyler, TX	3.0	2.0	1571	$2,150	$1.37	45d	1	0.84mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	15d	14	0.93mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	22d	1	1.00mi
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	15d	1	1.00mi
2002 S Robertson Ave Tyler, TX	3.0	2.5	1992	$1,800	$0.90	45d	1	1.02mi
328 Brookwood Dr Tyler, TX	4.0	2.0	1985	$2,300	$1.16	45d	1	1.12mi
711 W 6th St Tyler, TX	3.0	2.0	1854	$1,850	$1.00	15d	1	1.16mi
509 Winchester Dr Tyler, TX	4.0	2.0	1960	$2,400	$1.22	15d	1	1.19mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	15d	1	1.23mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	45d	1	1.29mi

Listing history 4 events

1. 2026-05-19
   listed $160,000 Active
2. 2024-05-21
   soldstatus Closed 341-char remark

   Show marketing remark (341 chars)

   Affordable family home conveniently located inside the Loop. 4/2.5/2 home with nearly 2000 sf . .. Living room with fireplace; 2 bedrooms downstairs and 2 bedrooms upstairs; formal living and dining combo; separate utility room; and storage room in the garage. Nice size back yard and circle drive in front. Make an appointment to see today!

3. 2024-04-10
   historical 341-char remark

   Show marketing remark (341 chars)

   Affordable family home conveniently located inside the Loop. 4/2.5/2 home with nearly 2000 sf . .. Living room with fireplace; 2 bedrooms downstairs and 2 bedrooms upstairs; formal living and dining combo; separate utility room; and storage room in the garage. Nice size back yard and circle drive in front. Make an appointment to see today!

4. 2024-04-02
   listed $190,000 Active 341-char remark

   Show marketing remark (341 chars)

   Affordable family home conveniently located inside the Loop. 4/2.5/2 home with nearly 2000 sf . .. Living room with fireplace; 2 bedrooms downstairs and 2 bedrooms upstairs; formal living and dining combo; separate utility room; and storage room in the garage. Nice size back yard and circle drive in front. Make an appointment to see today!

ⓘ 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: $3,526 · $294/mo
• Projected year-2 tax: $3,526 · $294/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $24,675
• − Mortgage interest: −$8,962
• − Property taxes: −$3,526
• − Insurance: −$800
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$4,655
• Taxable income: $2,785
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $4,431/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

-15.8% since first listed

4 events — show timeline

• 2026-05-19 Listed $160,000 GTAR
• 2024-05-21 Sold (MLS) — GTAR
• 2024-04-10 Delisted — GTAR
• 2024-04-02 Listed $190,000 GTAR

Property tax history

+2.9%/yr

Latest (2024): $3,526 · +7.4% YoY. Source: county tax records.