7213 Valley View Dr · Coffee City, TX 75763

$54,659

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 32 Days on market

Built 1975 0.57 ac lot $10/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lakeside living at Brierwood Bay on Lake Palestine! This 2-bedroom, 1-bath home sits on over half an acre in the established Brierwood Bay community with direct access to Lake Palestine in Brownsboro ISD.

Key facts

• Over half an acre
• Lakeside living
• 0.57 acre lot

Tags

• LAKESIDE LIVING
• OVER HALF AN ACRE

Property features AI

Finance

• Other: Special addendum disclosure
• HOA & community: Member of Brierwood Bay Property Owners Association; Annual association fee of $120 (covers common areas)

Exterior

• Parking: Detached carport; 2-space carport
• Utilities: Septic tank
• Home design: Residential property; Built in 1975; Entry on first level
• Construction: Composition roof; Pillar/post/pier foundation; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Bedrooms: Two bedrooms on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom (primary bathroom on the first floor)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.0% in Coffee City — 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 63/100 on livability (#845 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL); Chandler Int (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 253 students, 70% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 191 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($378 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $53,019 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.14% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.79%
• DSCR: 2.46
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 4.69×
• Total profit: $56,498
• Equity at exit: $49,241

10-year hold

• IRR: 43.1%
• Equity multiple: 10.52×
• Total profit: $145,628
• Equity at exit: $106,190

Cash invested: $15,305 (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 75763

• Home prices YoY: 22.2%
• Active inventory: 191
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$287
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$23
• HOA: −$10
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $418

Break-even live

Break-even rent $643

Max offer price $54,659

Occupancy floor 59%

Sensitivity live

Price	-10% $449	-5% $434	+0% $418	+5% $403	+10% $387
Rent	-10% $326	-5% $372	+0% $418	+5% $464	+10% $511
Rate	-1.0pp $446	-0.5pp $432	base $418	+0.5pp $404	+1.0pp $390

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: $13,665
• Closing costs: $1,640
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 20 events

1. 2026-06-19
   days on market $54,659 Active 32 DOM
2. 2026-06-18
   days on market $54,659 Active 31 DOM
3. 2026-06-17
   days on market $54,659 Active 30 DOM
4. 2026-06-16
   days on market $54,659 Active 29 DOM
5. 2026-06-15
   days on market $54,659 Active 28 DOM
6. 2026-06-14
   days on market $54,659 Active 26 DOM
7. 2026-06-13
   days on market $54,659 Active 25 DOM
8. 2026-06-10
   days on market $54,659 Active 23 DOM
9. 2026-06-09
   days on market $54,659 Active 22 DOM
10. 2026-06-08
    days on market $54,659 Active 21 DOM
11. 2026-06-07
    days on market $54,659 Active 20 DOM
12. 2026-06-02
    days on market $54,659 Active 15 DOM
13. 2026-06-01
    days on market $54,659 Active 14 DOM
14. 2026-05-31
    days on market $54,659 Active 13 DOM
15. 2026-05-30
    days on market $54,659 Active 12 DOM
16. 2026-05-19
    price $54,659
17. 2026-05-18
    listed $54,569 Active
18. 2017-09-15
    soldstatus
19. 2017-09-15
    soldstatus
20. 2006-05-05
    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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,062
• − Mortgage interest: −$3,062
• − Property taxes: −$2,258
• − Insurance: −$273
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − HOA: −$120
• − Depreciation: −$1,590
• Taxable income: $4,509
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $3,936/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Coffee City

• Score: 63/100
• State rank: #845
• US rank: #15290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,319

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.53%
• Current HPI: 295.14
• 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

+0.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $54,659 HARMLS
• 2026-05-18 Listed $54,569 HARMLS
• 2017-09-15 Sold (Public Records) — Public Records
• 2017-09-15 Sold (Public Records) — Public Records
• 2006-05-05 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,258 · -1.2% YoY. Source: county tax records.