1505 Glenrose St · Tyler, TX 75701

$215,000

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 18 Days on market

Built 1956 9,583 sqft lot $122/sqft · 32% below area Est $314k · 32% under ↓ 4% since listing

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Why this score? — see what drove the C- 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
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

This is the perfect starter home in the heart of Tyler!! The home features 3 bedrooms, 2 baths and 1 carport. The primary bedroom is split from the guest rooms. The brick floors are a nice touch through out the main part of the home. The kitchen has a gas cooktop with gas double ovens, a nice island for prep work. The den is open with the kitchen area and has a nice wood burning fireplace. There is a formal dining off of the kitchen that could be used for an office, playroom or workout room. The backyard is a nice size and fenced for your pets.

Key facts

• Gas cooktop
• Gas double ovens
• Fenced backyard

Tags

• GAS COOKTOP
• GAS DOUBLE OVENS
• WOOD BURNING FIREPLACE
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Concrete parking
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Wood fence; Storage structure; Satellite dish

Interior

• Kitchen: Dishwasher; Double oven; Gas cooktop; Gas oven; Microwave
• Flooring: Brick flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Double oven; Gas cooktop; Gas oven; Microwave; Gas water heater; Wood-burning fireplace; Security system; Smoke detector(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $36 ($427/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (11.0% below list).
• Recommended offer: $191k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($212k) 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.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $191,275 (11.0% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.89% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (median comp): $314,193
• List price: $215,000
• Delta: -31.57%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 Birdwell Dr	0.08mi	3/2.0	1,776 (+1%)	8mo	$295,000	$166	89
3523 Cameron Ave	0.18mi	3/2.0	1,826 (+3%)	5mo	$307,500	$168	82
3313 S Cameron Ave	0.30mi	4/2.0 (+1)	1,954 (+11%)	1mo	$374,900	$192	62
3323 S Keaton Ave	0.50mi	3/2.0	1,668 (-6%)	8mo	$245,000	$147	60
1106 Clyde Dr	0.56mi	4/2.0 (+1)	1,719 (-3%)	13mo	$200,000	$116	54
2738 S Cameron	0.69mi	3/2.0	1,946 (+10%)	17mo	$350,000	$180	37
1408 Kensington Dr	0.72mi	3/2.0	1,956 (+11%)	23mo	$319,000	$163	29

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-31,272
• Equity at exit: $32,057

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-18,904
• Equity at exit: $18,589

Cash invested: $60,200 (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 75701

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $36

Break-even live

Break-even rent $1,868

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $157	-5% $96	+0% $36	+5% $-25	+10% $-86
Rent	-10% $-116	-5% $-40	+0% $36	+5% $111	+10% $187
Rate	-1.0pp $144	-0.5pp $90	base $36	+0.5pp $-20	+1.0pp $-77

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Decharles St Tyler, TX	3.0	2.0	2584	$2,750	$1.06	44d	1	0.46mi
1909 Sybil Ln Tyler, TX	1.0–3.0	1.0–2.0	1067	$1,510	$1.42	14d	9	0.47mi
4118 Southpark Dr Tyler, TX	3.0	2.0	1552	$1,450	$0.93	44d	1	0.51mi
3206 Bain Pl Tyler, TX	3.0	2.5	1840	$1,895	$1.03	44d	1	0.65mi
3712 Colony Park Dr Tyler, TX	3.0	2.0	1802	$1,850	$1.03	14d	1	0.67mi
509 Winchester Dr Tyler, TX	4.0	2.0	1960	$2,400	$1.22	14d	1	0.74mi
4418 Edinburgh Dr Tyler, TX	3.0	2.0	1407	$1,750	$1.24	44d	1	0.84mi
3210 S Donnybrook Ave Tyler, TX	3.0	2.0	1584	$1,945	$1.23	21d	1	0.87mi
328 Brookwood Dr Tyler, TX	4.0	2.0	1985	$2,300	$1.16	44d	1	0.87mi
1101 Balmoral Dr Tyler, TX	3.0	2.0	1930	$1,950	$1.01	44d	1	0.89mi
4518 Edinburgh Dr Unit 4520 Edinburgh Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	0.91mi
3106 S Donnybrook Ave Tyler, TX	3.0	1.0	1251	$1,525	$1.22	14d	1	0.92mi
4520 Edinburgh Dr Tyler, TX	3.0	2.0	1436	$1,425	$0.99	21d	1	0.92mi
3038 Santa Elena Dr Tyler, TX	3.0	2.0	1305	$2,485	$1.90	14d	1	0.96mi
3032 Santa Elena Dr Tyler, TX	3.0	2.0	1473	$2,485	$1.69	44d	1	0.97mi
1717 Shiloh Rd Tyler, TX	1.0–3.0	1.0–2.0	1000	$1,449	$1.45	14d	10	1.00mi
117 Ridgecrest Dr Tyler, TX	3.0	2.0	1571	$2,150	$1.37	44d	1	1.10mi
3127 Andy Ln Tyler, TX	4.0	2.0	1733	$2,100	$1.21	44d	1	1.15mi
5058 Paluxy Dr Tyler, TX	1.0–3.0	1.0–2.0	965	$1,608	$1.67	14d	11	1.19mi
2720 S Broadway Ave Tyler, TX	1.0–3.0	1.0–2.0	1064	$1,330	$1.25	14d	14	1.23mi
401 Woodland Hills Dr Tyler, TX	3.0	2.5	2612	$3,200	$1.23	44d	1	1.23mi
2020 S Tipton Ave Tyler, TX	3.0	2.0	1914	$2,100	$1.10	14d	1	1.37mi
1225 San Antonio St Tyler, TX	3.0	2.0	1754	$1,695	$0.97	14d	1	1.37mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,379	$1.01	14d	1	1.46mi
614 Woodland Hills Dr Tyler, TX	2.0	2.0	1690	$2,200	$1.30	44d	1	1.48mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1305	$1,475	$1.13	21d	1	1.50mi
1712 Redbud Ave Tyler, TX	3.0	1.5	1561	$1,475	$0.94	14d	1	1.50mi

Listing history 15 events

1. 2026-06-19
   days on market $215,000 Active 18 DOM
2. 2026-06-18
   days on market $215,000 Active 17 DOM
3. 2026-06-17
   days on market $215,000 Active 16 DOM
4. 2026-06-16
   days on market $215,000 Active 15 DOM
5. 2026-06-15
   days on market $215,000 Active 14 DOM
6. 2026-06-14
   days on market $215,000 Active 12 DOM
7. 2026-06-13
   days on market $215,000 Active 11 DOM
8. 2026-06-10
   days on market $215,000 Active 9 DOM
9. 2026-06-09
   days on market $215,000 Active 8 DOM
10. 2026-06-08
    days on market $215,000 Active 7 DOM
11. 2026-06-07
    statusdays on market $215,000 Active 6 DOM
12. 2026-05-30
    statusdays on market $215,000 Pending 4 DOM
13. 2026-04-10
    price $215,000
14. 2025-12-10
    price $223,000
15. 2003-03-12
    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: $3,101 · $258/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$833/yr (+$69/mo · 26.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 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: $22,953
• − Mortgage interest: −$12,043
• − Property taxes: −$3,101
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$6,255
• Taxable loss: −$3,193
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $1,193/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

-3.6% since first listed

6 events — show timeline

• 2026-06-05 Relisted — GTAR
• 2026-05-30 Pending — GTAR
• 2026-05-26 Listed $215,000 GTAR
• 2026-04-10 Price Changed $215,000 GTAR
• 2025-12-10 Price Changed $223,000 GTAR
• 2003-03-12 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2024): $3,101 · +7.4% YoY. Source: county tax records.