3105 Faith Ln · Tyler, TX 75701

$222,000

4 bd · 1.0 ba · 1,744 sqft · SingleFamily public records · 27 Days on market

Built 1958 8,538 sqft lot $127/sqft · at area comps Est $219k · at est.

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +6.8/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• 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

Charming 4/1.5 spacious home with 1744 sq. ft. , two living areas in Clarkston, Hubbard and Legacy District. Kitchen/Den combo with Pretty French doors leading to the glassed in back porch. The Kitchen is equipped with gas stove, dishwasher and has an eat in area. Living room, ceiling fans, blinds, ceramic tile flooring throughout, washer/dryer connections and central H/A. Wonderful glassed in back porch for bird watching, morning coffee or family gatherings. Great established neighborhood close to medical district, UT Tyler, TJC and restaurants. Wood Fenced yard for privacy, kids and pets.

Key facts

• Kitchen den combo
• Eat in area
• Dishwasher

Tags

• TWO LIVING AREAS
• KITCHEN DEN COMBO
• GLASSED IN BACK PORCH
• GAS STOVE
• DISHWASHER
• EAT IN AREA

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family detached residence; Single story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Porch; Wood fencing

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-3 ($-34/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (12.3% below list).
• Recommended offer: $195k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Clarkston El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 363 students, 81% 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) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $194,761 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $218,781
• List price: $222,000
• Delta: 1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2830 Juniper Ln	0.32mi	4/2.5	1,856 (+6%)	3mo	$325,000	$175	66
3021 Williamsburg Dr	0.45mi	3/2.0 (-1)	1,670 (-4%)	1mo	$225,000	$135	62
2902 Shenandoah Dr	0.39mi	3/2.0 (-1)	1,935 (+11%)	6mo	$249,500	$129	50
2715 Royal Village Way	0.52mi	4/2.5	1,770 (+2%)	23mo	$333,900	$189	48
2026 Neeley	0.64mi	3/2.0 (-1)	1,596 (-8%)	0mo	$225,000	$141	47
2619 Golden Rd	0.65mi	3/2.0 (-1)	1,684 (-3%)	14mo	$280,900	$167	43
3300 Greg	0.17mi	3/2.0 (-1)	1,528 (-12%)	23mo	$245,000	$160	43
2719 Royal Vlg	0.52mi	3/2.0 (-1)	1,535 (-12%)	23mo	$315,000	$205	28

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-34,816
• Equity at exit: $33,101

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-24,995
• Equity at exit: $19,195

Cash invested: $62,160 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$285 /mo · $3,417/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-3

Break-even live

Break-even rent $1,951

Max offer price $221,506

Occupancy floor 95%

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3113 Greg Ln Tyler, TX	3.0	1.5	1157	$1,300	$1.12	13d	1	0.06mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	0.09mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	0.17mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	13d	1	0.17mi
3207 Timberlane Dr Tyler, TX	3.0	2.0	1783	$1,750	$0.98	44d	1	0.73mi
2725 Tanglewood Dr Tyler, TX	3.0	2.0	1956	$1,675	$0.86	13d	1	0.89mi
4418 Edinburgh Dr Tyler, TX	3.0	2.0	1407	$1,750	$1.24	44d	1	0.91mi
4118 Southpark Dr Tyler, TX	3.0	2.0	1552	$1,450	$0.93	44d	1	0.93mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	0.95mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	0.96mi
4309 Aberdeen Dr Tyler, TX	3.0	2.0	1219	$1,475	$1.21	44d	1	0.99mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	13d	1	1.03mi
1909 Sybil Ln Tyler, TX	1.0–3.0	1.0–2.0	1067	$1,510	$1.42	13d	9	1.05mi
2319 Hunter St Tyler, TX	3.0	1.0	1200	$1,225	$1.02	44d	1	1.10mi
2531 Westminster Dr Tyler, TX	3.0	2.0	1410	$1,425	$1.01	21d	1	1.12mi
4400 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	905	$1,227	$1.36	13d	60	1.14mi
4920 Thistle Dr Tyler, TX	3.0	1.0–2.0	775	$1,387	$1.79	13d	8	1.28mi
2401 Airline Dr Tyler, TX	3.0	2.5	1512	$1,325	$0.88	44d	1	1.30mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	1.49mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	13d	1	1.49mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $222,000 Pending 27 DOM
2. 2026-06-05
   days on market $222,000 Active 26 DOM
3. 2026-06-02
   days on market $222,000 Active 24 DOM
4. 2026-06-01
   days on market $222,000 Active 23 DOM
5. 2026-05-31
   days on market $222,000 Active 22 DOM
6. 2026-05-30
   days on market $222,000 Active 21 DOM
7. 2026-05-09
   listed $222,000 Active 597-char remark
8. 2026-04-23
   historical $1,500
9. 2026-04-07
   listed $1,500
10. 2025-03-04
    historical $1,500
11. 2025-03-03
    historical $1,500
12. 2025-02-12
    listed $1,500
13. 2025-02-11
    listed $1,500
14. 2024-01-30
    historical $1,400
15. 2023-12-11
    listed $1,400
16. 2017-04-05
    soldstatus
17. 2006-09-27
    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: $3,417 · $285/mo
• Projected year-2 tax: $4,063 · $339/mo
• Expected delta: +$646/yr (+$54/mo · 18.9%)

ⓘ 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 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: $23,371
• − Mortgage interest: −$12,435
• − Property taxes: −$3,417
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$6,458
• Taxable loss: −$3,788
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $876/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

+15757.1% since first listed

12 events — show timeline

• 2026-06-05 Pending — GTAR
• 2026-05-09 Listed $222,000 GTAR
• 2026-04-23 Rental Removed $1,500 GTAR
• 2026-04-07 Listed for Rent $1,500 GTAR
• 2025-03-04 Rental Removed $1,500 GTAR
• 2025-03-03 Rental Removed $1,500 RENT.
• 2025-02-12 Listed for Rent $1,500 GTAR
• 2025-02-11 Listed for Rent $1,500 RENT.
• 2024-01-30 Rental Removed $1,400 RENT.
• 2023-12-11 Listed for Rent $1,400 RENT.
• 2017-04-05 Sold (Public Records) — Public Records
• 2006-09-27 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2024): $3,417 · +17.1% YoY. Source: county tax records.