550 Windwood Dr · West Livingston, TX 77351

$80,000

3 bd · 2.0 ba · 896 sqft · SingleFamily · 5 Days on market

Built 2016 Good condition 0.50 ac lot $89/sqft · 38% below area Est $130k · 38% under $25/mo HOA · 2% of rent ↓ 39% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new lake retreat! This beautifully designed 3-bedroom, 2-bath home offers the perfect blend of comfort, style, and convenience, ideally located just minutes from the shores of stunning Lake Livingston. Enjoy easy access to the water with the community boat ramp, making boating, fishing, and lakeside living part of your everyday lifestyle. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this home delivers exceptional value in a sought-after location where relaxation and recreation come together effortlessly.

Key facts

• Community boat ramp
• Lake retreat
• Easy access to water

Tags

• LAKE RETREAT
• COMMUNITY BOAT RAMP
• EASY ACCESS TO WATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.7% vs local median 2.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $45k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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: 1.70% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 4.9

CMA / ARV

• ARV (median comp): $129,947
• List price: $80,000
• Delta: -31.51%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $18,545
• Equity at exit: $11,928

10-year hold

• IRR: 28.5%
• Equity multiple: 3.54×
• Total profit: $56,820
• Equity at exit: $6,917

Cash invested: $22,400 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$25
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $494

Break-even live

Break-even rent $731

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 Lexington Livingston, TX	4.0	2.0	900	$1,200	$1.33	4d	1	0.19mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 36 events

1. 2026-06-18
   status $80,000 Pending 5 DOM
2. 2026-06-18
   days on market $80,000 Active 5 DOM
3. 2026-06-17
   days on market $80,000 Active 4 DOM
4. 2026-06-16
   days on market $80,000 Active 3 DOM
5. 2026-06-15
   pricedays on marketlisting id $80,000 Active 2 DOM
6. 2026-06-10
   days on market $89,000 Active 155 DOM
7. 2026-06-08
   days on market $89,000 Active 154 DOM
8. 2026-06-07
   days on market $89,000 Active 153 DOM
9. 2026-06-04
   days on market $89,000 Active 150 DOM
10. 2026-06-03
    days on market $89,000 Active 149 DOM
11. 2026-06-02
    days on market $89,000 Active 148 DOM
12. 2026-06-01
    days on market $89,000 Active 147 DOM
13. 2026-05-31
    days on market $89,000 Active 146 DOM
14. 2026-05-12
    price $89,000 582-char remark

    Show marketing remark (582 chars)

    Welcome to your new lake retreat! This beautifully designed 3-bedroom, 2-bath home offers the perfect blend of comfort, style, and convenience, ideally located just minutes from the shores of stunning Lake Livingston. Enjoy easy access to the water with the community boat ramp, making boating, fishing, and lakeside living part of your everyday lifestyle. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this home delivers exceptional value in a sought-after location where relaxation and recreation come together effortlessly.

15. 2026-01-27
    price $95,000 582-char remark

    Show marketing remark (582 chars)

    Welcome to your new lake retreat! This beautifully designed 3-bedroom, 2-bath home offers the perfect blend of comfort, style, and convenience, ideally located just minutes from the shores of stunning Lake Livingston. Enjoy easy access to the water with the community boat ramp, making boating, fishing, and lakeside living part of your everyday lifestyle. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this home delivers exceptional value in a sought-after location where relaxation and recreation come together effortlessly.

16. 2026-01-05
    listed $125,000 Active 582-char remark

    Show marketing remark (582 chars)

    Welcome to your new lake retreat! This beautifully designed 3-bedroom, 2-bath home offers the perfect blend of comfort, style, and convenience, ideally located just minutes from the shores of stunning Lake Livingston. Enjoy easy access to the water with the community boat ramp, making boating, fishing, and lakeside living part of your everyday lifestyle. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this home delivers exceptional value in a sought-after location where relaxation and recreation come together effortlessly.

17. 2025-12-23
    historical
18. 2025-10-29
    price $108,000
19. 2025-09-11
    price $110,000
20. 2025-08-28
    price $112,000
21. 2025-08-14
    status Active
22. 2025-08-10
    status Pending
23. 2025-08-02
    listed $115,000 Active
24. 2025-08-02
    historical
25. 2025-07-28
    price $115,000
26. 2025-07-10
    price $118,500
27. 2025-06-22
    price $120,000
28. 2025-06-15
    price $122,000
29. 2025-06-09
    price $125,000
30. 2025-06-05
    listed $128,000 Active
31. 2025-06-02
    historical
32. 2025-05-13
    price $132,000
33. 2025-05-09
    price $135,000
34. 2025-04-28
    price $138,000
35. 2025-04-22
    price $141,000
36. 2025-04-07
    listed $145,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,284
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − HOA: −$300
• − Depreciation: −$2,327
• Taxable income: $4,970
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,737/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, 3-bedroom, 2-bath home in a prime location near Lake Livingston offers a great blend of comfort and style. With minor updates, it can significantly increase its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Replace countertops — Modern countertops can increase the home's appeal and value.
• Both Install smart home features — Smart home features can improve convenience and attract both buyers and renters.
• Both Add a deck or patio — An outdoor living space can increase the home's appeal and value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace countertops — Modern countertops can increase the home's appeal and value. ↑
• Both Install smart home features — Smart home features can improve convenience and attract both buyers and renters. ↑
• Both Add a deck or patio — An outdoor living space can increase the home's appeal and value for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

-38.6% since first listed

23 events — show timeline

• 2026-05-12 Price Changed $89,000 HARMLS
• 2026-01-27 Price Changed $95,000 HARMLS
• 2026-01-05 Listed $125,000 HARMLS
• 2025-12-23 Listing Removed — HARMLS
• 2025-10-29 Price Changed $108,000 HARMLS
• 2025-09-11 Price Changed $110,000 HARMLS
• 2025-08-28 Price Changed $112,000 HARMLS
• 2025-08-14 Relisted — HARMLS
• 2025-08-10 Pending — HARMLS
• 2025-08-02 Listing Removed — HARMLS
• 2025-08-02 Listed $115,000 HARMLS
• 2025-07-28 Price Changed $115,000 HARMLS
• 2025-07-10 Price Changed $118,500 HARMLS
• 2025-06-22 Price Changed $120,000 HARMLS
• 2025-06-15 Price Changed $122,000 HARMLS
• 2025-06-09 Price Changed $125,000 HARMLS
• 2025-06-05 Listed $128,000 HARMLS
• 2025-06-02 Listing Removed — HARMLS
• 2025-05-13 Price Changed $132,000 HARMLS
• 2025-05-09 Price Changed $135,000 HARMLS
• 2025-04-28 Price Changed $138,000 HARMLS
• 2025-04-22 Price Changed $141,000 HARMLS
• 2025-04-07 Listed $145,000 HARMLS