5950 C R 486 · Tyler, TX 75706

$99,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily · 125 Days on market

Built 1999 Fair condition

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

5950 CR 486 | Tyler, TX 75706 – North Tyler 3 Bedrooms | 2 Bathrooms Cash only – $99,900 Great investment opportunity located in North Tyler! This 3-bedroom, 2-bath property is currently tenant-occupied, offering immediate income potential — step into a cash-flowing asset from day one or make it your future homestead. Sitting on approximately half an acre, the property provides additional space for future improvements or expansion. Ideal for investors looking to expand their portfolio or buyers ready to secure a property with long-term potential. Due to property characteristics, financing may be limited. Don’t miss this opportunity!

Key facts

• Built 1999
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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+.
• 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.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $7k appreciation (6.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.29×
• Total profit: $64,009
• Equity at exit: $67,384

10-year hold

• IRR: 31.2%
• Equity multiple: 6.84×
• Total profit: $163,233
• Equity at exit: $126,362

Cash invested: $27,972 (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 75706

• Home prices YoY: 2.9%
• Active inventory: 109
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $484

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $553	-5% $519	+0% $484	+5% $450	+10% $415
Rent	-10% $367	-5% $425	+0% $484	+5% $543	+10% $602
Rate	-1.0pp $534	-0.5pp $510	base $484	+0.5pp $458	+1.0pp $432

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3115 N Grand Ave Tyler, TX	3.0	2.0	1309	$1,575	$1.20	44d	1	1.16mi
2202 W Nw LOOP Tyler, TX	2.0–3.0	2.0	1115	$1,371	$1.23	22d	1	1.29mi

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 125 DOM
2. 2026-06-18
   days on market $99,900 Active 124 DOM
3. 2026-06-17
   days on market $99,900 Active 123 DOM
4. 2026-06-16
   days on market $99,900 Active 122 DOM
5. 2026-06-15
   days on market $99,900 Active 121 DOM
6. 2026-06-14
   days on market $99,900 Active 119 DOM
7. 2026-06-13
   days on market $99,900 Active 118 DOM
8. 2026-06-10
   days on market $99,900 Active 116 DOM
9. 2026-06-09
   days on market $99,900 Active 115 DOM
10. 2026-06-08
    days on market $99,900 Active 114 DOM
11. 2026-06-07
    days on market $99,900 Active 113 DOM
12. 2026-06-05
    days on market $99,900 Active 110 DOM
13. 2026-06-02
    days on market $99,900 Active 108 DOM
14. 2026-06-01
    days on market $99,900 Active 107 DOM
15. 2026-05-31
    days on market $99,900 Active 106 DOM
16. 2026-05-30
    days on market $99,900 Active 105 DOM
17. 2026-02-14
    listed $99,900 Active 666-char remark

    Show marketing remark (666 chars)

    5950 CR 486 | Tyler, TX 75706 – North Tyler 3 Bedrooms | 2 Bathrooms Cash only – $99,900 Great investment opportunity located in North Tyler! This 3-bedroom, 2-bath property is currently tenant-occupied, offering immediate income potential — step into a cash-flowing asset from day one or make it your future homestead. Sitting on approximately half an acre, the property provides additional space for future improvements or expansion. Ideal for investors looking to expand their portfolio or buyers ready to secure a property with long-term potential. Due to property characteristics, financing may be limited. Don’t miss this opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $17,841
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$2,906
• Taxable income: $4,486
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,733/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with potential for significant value increase through updates to paint, flooring, and appliances.

Repairs flagged

• Minor Paint — Paint appears slightly faded
• Minor Window screens — Screens are missing

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window screens — Screens improve comfort and energy efficiency
• Both Replace flooring — New flooring can significantly improve the home's appearance and value
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters
• Both Update bathrooms — Fresh bathrooms can make the home more appealing and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded	Minor	$500–3,000
Window screens · Screens are missing	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window screens — Screens improve comfort and energy efficiency ↑
• Both Replace flooring — New flooring can significantly improve the home's appearance and value ↑
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Update bathrooms — Fresh bathrooms can make the home more appealing and functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 127,842
• Population (ZIP): 10,975

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 0.63)
• Race & ethnicity: White 43% Hispanic / Latino 40% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 31% 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: ▲ 6.72%
• Current HPI: 234.9412
• 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 event — show timeline

• 2026-02-14 Listed $99,900 GTAR