15101 Cr 384 · Tyler, TX 75708

$265,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily · 64 Days on market

Built 2026 0.50 ac lot $194/sqft · 29% below area Est $374k · 29% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• Cash flow +5.3/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Pull into the driveway and your eyes are immediately drawn to the architectural carport with its vaulted wood beam ceiling, a striking design feature that sets the tone for the craftsmanship and thoughtful details found throughout this newly constructed home set on 0.50 acres. Inside, the open layout creates a natural flow between the living, kitchen, and dining areas, making the home feel both spacious and inviting. The living area features tray ceilings, recessed lighting, ceiling fans, and ceramic tile flooring throughout the main living areas, bringing a clean, modern aesthetic to the space. The kitchen blends style and function with shaker style cabinetry, stainless steel appliances, modern hardware, and sleek finishes, all while remaining open to the living area for easy entertaining and everyday living. The primary suite offers a comfortable retreat with generous space, natural light, and a walk-in closet. The ensuite bathroom features a stylish vanity and a tiled shower and bath combination with modern fixtures. Additional bedrooms offer flexibility for guests, family members, or a dedicated office space. Step outside to a fenced backyard that provides privacy, while additional land beyond the fence allows the full half acre to be enjoyed, offering room for outdoor living, gardening, recreation, or future possibilities. The extended concrete driveway provides ample parking, and the custom vaulted carport adds both architectural character and functional covered space with convenient access to the backyard. Conveniently located just minutes from Interstate 20 with quick access to Highway 31 and U. S. Highway 271, the home offers easy travel to Tyler, Gladewater, Longview, and surrounding areas. Offering the space many buyers are searching for while still maintaining convenient access to major roadways and nearby cities. A rare opportunity to enjoy modern construction, generous land, and convenient access! Schedule a private showing today!

Key facts

• Walk-in closet
• Open layout
• 0.5 acre lot

Tags

• VAULTED WOOD BEAM CEILING
• OPEN LAYOUT
• SHAKER STYLE CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• TILED SHOWER AND BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (40.9% below list).
• Recommended offer: $157k (40.9% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Winona El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 565 students, 90% FRL); Winona Middle (math 42% / reading 41%, grade F, #595 of 1,662 statewide, top 37%, 251 students, 87% FRL); Winona H S (math 42% / reading 42%, grade F, #730 of 1,632 statewide, top 47%, 288 students, 80% FRL) — zoned schools average 86% FRL vs 64% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $15k of equity ($2k loan paydown + $13k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $156,622 (40.9% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.61%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $373,835
• List price: $265,000
• Delta: -29.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.31×
• Total profit: $22,729
• Equity at exit: $149,599

10-year hold

• IRR: 7.3%
• Equity multiple: 2.37×
• Total profit: $101,775
• Equity at exit: $257,715

Cash invested: $74,200 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-594

Break-even live

Break-even rent $2,318

Max offer price $179,041

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-502	+0% $-594	+5% $-686	+10% $-777
Rent	-10% $-718	-5% $-656	+0% $-594	+5% $-532	+10% $-470
Rate	-1.0pp $-461	-0.5pp $-527	base $-594	+0.5pp $-663	+1.0pp $-733

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   status Pending 1978-char remark

   Show marketing remark (1978 chars)

   Pull into the driveway and your eyes are immediately drawn to the architectural carport with its vaulted wood beam ceiling, a striking design feature that sets the tone for the craftsmanship and thoughtful details found throughout this newly constructed home set on 0.50 acres. Inside, the open layout creates a natural flow between the living, kitchen, and dining areas, making the home feel both spacious and inviting. The living area features tray ceilings, recessed lighting, ceiling fans, and ceramic tile flooring throughout the main living areas, bringing a clean, modern aesthetic to the space. The kitchen blends style and function with shaker style cabinetry, stainless steel appliances, modern hardware, and sleek finishes, all while remaining open to the living area for easy entertaining and everyday living. The primary suite offers a comfortable retreat with generous space, natural light, and a walk-in closet. The ensuite bathroom features a stylish vanity and a tiled shower and bath combination with modern fixtures. Additional bedrooms offer flexibility for guests, family members, or a dedicated office space. Step outside to a fenced backyard that provides privacy, while additional land beyond the fence allows the full half acre to be enjoyed, offering room for outdoor living, gardening, recreation, or future possibilities. The extended concrete driveway provides ample parking, and the custom vaulted carport adds both architectural character and functional covered space with convenient access to the backyard. Conveniently located just minutes from Interstate 20 with quick access to Highway 31 and U. S. Highway 271, the home offers easy travel to Tyler, Gladewater, Longview, and surrounding areas. Offering the space many buyers are searching for while still maintaining convenient access to major roadways and nearby cities. A rare opportunity to enjoy modern construction, generous land, and convenient access! Schedule a private showing today!

2. 2026-04-29
   status Pending 1978-char remark

   Show marketing remark (1978 chars)

   Pull into the driveway and your eyes are immediately drawn to the architectural carport with its vaulted wood beam ceiling, a striking design feature that sets the tone for the craftsmanship and thoughtful details found throughout this newly constructed home set on 0.50 acres. Inside, the open layout creates a natural flow between the living, kitchen, and dining areas, making the home feel both spacious and inviting. The living area features tray ceilings, recessed lighting, ceiling fans, and ceramic tile flooring throughout the main living areas, bringing a clean, modern aesthetic to the space. The kitchen blends style and function with shaker style cabinetry, stainless steel appliances, modern hardware, and sleek finishes, all while remaining open to the living area for easy entertaining and everyday living. The primary suite offers a comfortable retreat with generous space, natural light, and a walk-in closet. The ensuite bathroom features a stylish vanity and a tiled shower and bath combination with modern fixtures. Additional bedrooms offer flexibility for guests, family members, or a dedicated office space. Step outside to a fenced backyard that provides privacy, while additional land beyond the fence allows the full half acre to be enjoyed, offering room for outdoor living, gardening, recreation, or future possibilities. The extended concrete driveway provides ample parking, and the custom vaulted carport adds both architectural character and functional covered space with convenient access to the backyard. Conveniently located just minutes from Interstate 20 with quick access to Highway 31 and U. S. Highway 271, the home offers easy travel to Tyler, Gladewater, Longview, and surrounding areas. Offering the space many buyers are searching for while still maintaining convenient access to major roadways and nearby cities. A rare opportunity to enjoy modern construction, generous land, and convenient access! Schedule a private showing today!

3. 2026-03-16
   listed $265,000 Active 1978-char remark

   Show marketing remark (1978 chars)

   Pull into the driveway and your eyes are immediately drawn to the architectural carport with its vaulted wood beam ceiling, a striking design feature that sets the tone for the craftsmanship and thoughtful details found throughout this newly constructed home set on 0.50 acres. Inside, the open layout creates a natural flow between the living, kitchen, and dining areas, making the home feel both spacious and inviting. The living area features tray ceilings, recessed lighting, ceiling fans, and ceramic tile flooring throughout the main living areas, bringing a clean, modern aesthetic to the space. The kitchen blends style and function with shaker style cabinetry, stainless steel appliances, modern hardware, and sleek finishes, all while remaining open to the living area for easy entertaining and everyday living. The primary suite offers a comfortable retreat with generous space, natural light, and a walk-in closet. The ensuite bathroom features a stylish vanity and a tiled shower and bath combination with modern fixtures. Additional bedrooms offer flexibility for guests, family members, or a dedicated office space. Step outside to a fenced backyard that provides privacy, while additional land beyond the fence allows the full half acre to be enjoyed, offering room for outdoor living, gardening, recreation, or future possibilities. The extended concrete driveway provides ample parking, and the custom vaulted carport adds both architectural character and functional covered space with convenient access to the backyard. Conveniently located just minutes from Interstate 20 with quick access to Highway 31 and U. S. Highway 271, the home offers easy travel to Tyler, Gladewater, Longview, and surrounding areas. Offering the space many buyers are searching for while still maintaining convenient access to major roadways and nearby cities. A rare opportunity to enjoy modern construction, generous land, and convenient access! Schedule a private showing today!

4. 2026-03-16
   listed $265,000 Active 1978-char remark

   Show marketing remark (1978 chars)

   Pull into the driveway and your eyes are immediately drawn to the architectural carport with its vaulted wood beam ceiling, a striking design feature that sets the tone for the craftsmanship and thoughtful details found throughout this newly constructed home set on 0.50 acres. Inside, the open layout creates a natural flow between the living, kitchen, and dining areas, making the home feel both spacious and inviting. The living area features tray ceilings, recessed lighting, ceiling fans, and ceramic tile flooring throughout the main living areas, bringing a clean, modern aesthetic to the space. The kitchen blends style and function with shaker style cabinetry, stainless steel appliances, modern hardware, and sleek finishes, all while remaining open to the living area for easy entertaining and everyday living. The primary suite offers a comfortable retreat with generous space, natural light, and a walk-in closet. The ensuite bathroom features a stylish vanity and a tiled shower and bath combination with modern fixtures. Additional bedrooms offer flexibility for guests, family members, or a dedicated office space. Step outside to a fenced backyard that provides privacy, while additional land beyond the fence allows the full half acre to be enjoyed, offering room for outdoor living, gardening, recreation, or future possibilities. The extended concrete driveway provides ample parking, and the custom vaulted carport adds both architectural character and functional covered space with convenient access to the backyard. Conveniently located just minutes from Interstate 20 with quick access to Highway 31 and U. S. Highway 271, the home offers easy travel to Tyler, Gladewater, Longview, and surrounding areas. Offering the space many buyers are searching for while still maintaining convenient access to major roadways and nearby cities. A rare opportunity to enjoy modern construction, generous land, and convenient access! Schedule a private showing today!

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

Taxation est. · year 1

• Rental income: $18,795
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$7,709
• Taxable loss: −$12,066
• Est. tax savings @ 24.0%: +$2,896
• After-tax cash flow: $-4,233/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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Pending — LAAR
• 2026-04-29 Pending — GTAR
• 2026-03-16 Listed $265,000 LAAR
• 2026-03-16 Listed $265,000 GTAR