Jordan Rhodes - Realtor - EXP Realty

🚨 INVESTMENT OPPORTUNITY IN HENDERSON, TX 🚨

Fully occupied 4-unit property on over 3 acres with immediate cash flow already in place.

💰 $45,000 Annual Gross Income
🏡 4 Rental Units
🌳 Room for Future Expansion
📈 Approx. 9% Cap Rate at Asking Price

Current month-to-month lease structure offers flexibility for future owner plans, rental adjustments, or expansion opportunities.

Current ownership also includes utility allowances for tenants, creating additional upside potential for future investors seeking to improve operating income.

This is a unique East Texas investment opportunity with income from day one and room to grow.

💲 Offered at $360,000

Message me directly for rent roll details, financial information, or to schedule a private showing.

🔥 JUST LISTED TODAY in TYLER. First-time buyers, take a look at this.

322 Vicksburg St just hit the market at $244,999 and offers a great opportunity to get into a home in Tyler.

Highlights:
• 3 bed, 2 bath, plenty of space to start and grow
• Located right here in Tyler
• Established neighborhood near Southside Park
• Owned by one family for decades, well maintained

This is the home for people seeking to transition from renting to buying!

📅 I am scheduling showings this week for buyers who want to explore their options and see what is available right now.

If you are thinking about buying, reach out and we can set up a time to take a look.

https://jordanrhodes.exprealty.com/details/?mlsid=26005621&mls=272&view_timing=2

East Texas Investors – Cash Flow Opportunity in Henderson, TX

4-unit income-producing property sitting on 4 acres in Henderson, TX. All units are currently occupied on month-to-month leases.

Breakdown:
• 2 × 1 bed / 1 bath – $850/month
• 1 × 2 bed / 2 bath – $950/month
• 1 × 3 bed / 1 bath – $1,100/month

Total Gross: $3,750/month ($45,000/year)

Utilities (water + electric) included up to $125/unit. Shared aerobic septic system (3 tanks).

At current rents, this property is performing around a 9% cap rate at asking price.

Why this is interesting:
• Immediate cash flow – fully occupied
• 4 separate dwellings on one parcel
• 4 acres – room, privacy, and flexibility
• Strong rental demand in the area
• Opportunity to improve returns by adjusting utility structure or rents over time

This is a great fit for:
• Buy & hold investors
• Small portfolio builders
• Anyone looking for a multi-unit alternative outside of traditional duplexes

Asking: $360,000

Happy to share rent roll, expense breakdown, and additional details.

Message me directly or comment below if you want more info.

jordanrhodes.exprealty.com

🏡 CLOSED and MOVED-IN!

I had the opportunity to represent some close friends as they purchased their first home this past week.

This one took longer than expected, but we stayed consistent, worked the process, and got it across the finish line.

One of the biggest wins, they were able to close with just $100 out of pocket at closing, which shows what is possible when the right strategy, lending, and negotiations come together.

Big thank you to East Texas Title - Quitman for handling the closing, Clements Realty for being great to work with on the other side, and CMG Home Loans for helping make this happen.

Congratulations again, excited for what is ahead for you both!

One of my favorite listings we have right now just got even better…

📍 Flint, TX
4 bed | 3 bath | 2,545 sqft
Now offered at $609,900 after a $15K price improvement

This one stands out the second you walk in. High ceilings, a killer kitchen, and the kind of finish out you don’t see in every new build.

Homes like this don’t hang around long, especially with a price adjustment like this.

I’d love to get someone in to see it ASAP.

If you’ve been waiting for something in this range, this is absolutely worth a look. Message me and I’ll set up a private showing.

🏡 This is why timing matters more than people think.

At every appointment, I get asked about where interest rates are currently sitting. Just 2 weeks ago, interest rates were sitting near a 52-week low.

Today?
They’ve already jumped significantly.

📊 Payment Comparison (Real Impact)

Loan Amount: $300,000
Loan Type: 30-Year Fixed

At 5.99%
Monthly Payment: ~$1,796

At 6.53%
Monthly Payment: ~$1,902

💰 Difference

+$106/month

That’s:

• $1,272 more per year
• $45,000+ more over the life of the loan

Most buyers are watching rates casually.
Serious buyers have someone watching them daily.

This is exactly why working with a realtor under agreement matters.

Not just to open doors, but to:

✔ Track rate movement
✔ Help you act at the right time
✔ Protect your buying power
✔ Keep you informed before the market shifts, not after

Because in this market, waiting doesn’t just cost time.

It costs money.

If you’re even thinking about buying, let’s talk strategy before the next shift happens.

📊 Smith County Monday Market Report

🧭 Market Pulse

Temporary Selling Surge — Seasonal Buyer Spike

This week’s data is showing unusually fast activity across Smith County. A significant number of homes went under contract within 6 days of hitting the market.

However, this surge appears to be driven largely by tax return season, which often brings a short wave of buyers into the market.

Because of this, some of the numbers in this week’s report may appear temporarily elevated compared to normal market behavior.

⚠️ Important Market Note

Rather than treating this week as a new long-term trend, this report should be viewed as a seasonal spike in buyer activity.

We will be watching the next few weeks closely to determine whether:

• buyer demand remains elevated
• inventory stabilizes
• average days on market returns to typical levels

A clearer trend will likely emerge once the tax return buying wave settles.

📊 What We’re Seeing Right Now

🏡 Multiple homes going under contract in under a week
📉 Days on market dropping quickly
📦 Inventory tightening temporarily
📈 Buyer competition increasing for well-priced homes

These conditions are common in late winter / early spring tax refund season and often normalize within a few weeks.

🤝 What This Means

For Buyers
If you're entering the market right now, expect some homes to move quickly. Being pre-approved and ready to act can make a big difference when the right home appears.

For Sellers
This short-term surge may create strong opportunities for homes that are priced correctly and ready for showings immediately.

📝 Quick Summary
Smith County’s housing market experienced a noticeable spike in activity this week, with several homes going under contract in under a week. While this may look like a dramatic shift, much of the activity appears tied to the seasonal influx of buyers using tax refunds. We’ll be watching the coming weeks closely to see where the market settles once this temporary surge passes.

📊 Smith County Monday Market Report
Week Ending: March 9, 2026

🧭 Market Pulse: Balanced Market — Buyers gaining slight leverage.

Inventory remains elevated while buyer activity is steady. This combination is creating a more balanced market where buyers have a little more negotiating flexibility, while well-priced homes continue to attract attention.

🏡 Area Home Value Snapshot (Zillow Home Value Index)
📍 Tyler: $244,407
📍 Lindale: $287,584
📍 Whitehouse: $279,057
📍 Bullard: $363,162

Bullard continues to lead the area in home values, while Tyler remains the most accessible entry point for buyers. Lindale and Whitehouse sit in the middle range of the Smith County market.

⏱️ Average Days on Market
Current: 73 days
Previous snapshot: 85 days
Change: ⬇️ 12 days

Homes are selling faster than the previous snapshot, showing buyer demand remains active.

📦 Housing Inventory
Current: 7.1 months
Previous: 6.3 months
Change: ⬆️ 0.8 months

Market balance guide:
• 0–3 months → Seller advantage
• 3–6 months → Balanced
• 6+ months → Buyer advantage

Current inventory levels suggest buyers have more options and negotiating room than during tighter markets.

💰 Sale Price vs List Price
Current: 98.2%

The typical home in Smith County is selling for about 98 cents on the dollar, indicating moderate negotiating flexibility.

📈 Market Activity
New listings: 214
Pending sales: 280

Pending activity currently outpaces new listings, showing buyers are still writing contracts despite higher inventory.

🤝 What the data suggests

For Buyers:
Current conditions suggest buyers may have more negotiating leverage, especially on homes that have been sitting longer.

For Sellers:
Homes priced correctly from the beginning are still attracting strong interest.

📝 Quick Summary

Smith County’s market is showing signs of balance. Buyers have more choices due to higher inventory, while improved pending activity and faster selling times show demand remains healthy. Bullard continues to command the highest home values, while Tyler remains the most accessible entry point for many buyers.