181 Chestnut Bnd · Westwood Shores, TX 77320

$155,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 30 Days on market

Built 1984 1.23 ac lot

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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).

• Cash flow +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

Key facts

• Boat lift
• Boat house
• Waterfront

Tags

• WATERFRONT
• BOAT LIFT
• BOAT HOUSE

Property features AI

Finance

• HOA & community: Member of Lakeside Village POA

Exterior

• Parking: Asphalt road access
• Utilities: Septic tank
• Home design: Residential property; 1,064 living area; Has a view
• Construction: Built in 1984; Aluminum siding; Metal roof; Block foundation
• Exterior features: Porch; Storage; Shed(s); Boat house; Has waterfront / views; Bulkhead; Boat ramp / lift access; Pier; Waterfront

Interior

• Kitchen: Dishwasher; Electric range / Oven; Free-standing range; Refrigerator
• Bedrooms: Primary bedroom (Third level); Bedroom (Second level); Bedroom (First level); 3 possible bedrooms total
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dry bar; Window treatments / coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $150k (3.1% below list).
• Recommended offer: $150k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 3.6% in Westwood Shores — 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: Rents rising (+2.9%/yr); 520 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/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 $5k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,220 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $90,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Shoreline Dr	0.27mi	3/2.0	1,178 (+11%)	4mo	$99,900	$85	66

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 · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,922
• Equity at exit: $23,111

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $10,306
• Equity at exit: $13,402

Cash invested: $43,400 (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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 520
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $242

Break-even live

Break-even rent $1,196

Max offer price $155,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $286	+0% $242	+5% $198	+10% $154
Rent	-10% $123	-5% $183	+0% $242	+5% $301	+10% $361
Rate	-1.0pp $320	-0.5pp $281	base $242	+0.5pp $202	+1.0pp $161

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $155,000 Active 30 DOM
2. 2026-06-19
   days on market $155,000 Active 28 DOM
3. 2026-06-18
   days on market $155,000 Active 27 DOM
4. 2026-06-17
   days on market $155,000 Active 26 DOM
5. 2026-06-16
   days on market $155,000 Active 25 DOM
6. 2026-06-15
   days on market $155,000 Active 24 DOM
7. 2026-06-14
   days on market $155,000 Active 22 DOM
8. 2026-06-13
   days on market $155,000 Active 21 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    days on market $155,000 Active 19 DOM
11. 2026-06-09
    days on market $155,000 Active 18 DOM
12. 2026-06-08
    days on market $155,000 Active 17 DOM
13. 2026-06-07
    days on market $155,000 Active 16 DOM
14. 2026-06-03
    days on market $155,000 Active 12 DOM
15. 2026-06-03
    price $155,000 Active 11 DOM
16. 2026-06-02
    days on market $165,000 Active 11 DOM
17. 2026-06-01
    days on market $165,000 Active 10 DOM
18. 2026-05-31
    days on market $165,000 Active 9 DOM
19. 2026-05-30
    days on market $165,000 Active 8 DOM
20. 2026-05-22
    listed $185,000 Active
21. 2019-09-23
    soldstatus Sold 787-char remark

    Show marketing remark (787 chars)

    This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

22. 2019-08-20
    status Pending 787-char remark

    Show marketing remark (787 chars)

    This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

23. 2019-08-11
    status Option Pending 787-char remark

    Show marketing remark (787 chars)

    This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

24. 2019-08-10
    status Active 787-char remark

    Show marketing remark (787 chars)

    This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

25. 2019-08-02
    status Pending 787-char remark

    Show marketing remark (787 chars)

    This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

26. 2019-07-25
    listed $129,000 Active 787-char remark

    Show marketing remark (787 chars)

    This waterfront home on two lots totaling 1.2271 acres is nestled in the many oak trees of Lakeside Village Subdivision. The furnished, 3 bedroom and 2 bath home offers a boat dock with slip, storage room and boat-lift. The covered deck on the back of the house overlooks the water and a small creek. Come for the weekend to get away or live here full-time. This home has been well kept, updated and awaiting your arrival. Updates include: Interior paint, plumbing completely redone with PEX (2018), new electric hot water heater (2018), HAAC unit replaced and upgraded to a 3 Ton system(2008), new duct work (2019), guest bath new floor (2019), new shower and master-bath remodeled (2019). An added plus - this home is next to one of the two the Lakeside Village subdivision boat ramps.

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,029/yr (+$169/mo · 251.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,026
• − Mortgage interest: −$8,682
• − Property taxes: −$807
• − Insurance: −$775
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,509
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,816/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 75,669 people
• Metro: Huntsville, TX
• Population (ZIP): 38,152
• Household income: $55,663
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1030.0

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 26% Black 21% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 19%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.48%
• Current HPI: 190.199
• Rent YoY: ▲ 2.89%
• Metro: Huntsville, 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

+43.4% since first listed

7 events — show timeline

• 2026-05-22 Listed $185,000 HARMLS
• 2019-09-23 Sold (MLS) — HARMLS
• 2019-08-20 Pending — HARMLS
• 2019-08-11 Pending — HARMLS
• 2019-08-10 Relisted — HARMLS
• 2019-08-02 Pending — HARMLS
• 2019-07-25 Listed $129,000 HARMLS

Property tax history

-2.9%/yr

Latest (2025): $807 · -2.3% YoY. Source: county tax records.