208 Driftwood Dr · Tool, TX 75163

$277,000

3 bd · 2.0 ba · 1,506 sqft · SingleFamily · 206 Days on market

Built 2025 Excellent condition 7,275 sqft lot $184/sqft · at area comps Est $274k · at est. $21/mo HOA · 1% of rent ↓ 3% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.0/15.0
• 1% rule +6.4/10.0
• Appreciation +5.5/10.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This home qualifies for 0% DOWN PAYMENT (Conventional) or 2-1 BUYDOWN -REDUCED MONTHLY PAYMENTS FOR THE FIRST 2 YEARS, through the seller’s preferred lender. Seller to contribute $5,000 TOWARD BUYER’S CLOSING COSTS. Experience exceptional modern living in this brand-new 2025 open-concept home, thoughtfully designed for seamless entertaining in the highly sought-after, gated Beachwood Estates community—just a short walk from Cedar Creek Lake. This newly constructed residence, built on 25 piers, features impressive 9-foot cathedral ceilings and an expansive living room anchored by a striking electric fireplace, flowing effortlessly into the kitchen and dining areas. Large windows bathe the interior in natural light, highlighting the ceramic flooring and neutral color palette that complements any style. The kitchen is a true centerpiece, offering custom cabinetry with integrated lighting, a walk-in pantry, and an oversized quartz island with seating for four or more—ideal for casual dining and gatherings. The split floor plan provides optimal privacy, with two bedrooms on one side of the home and a spacious primary suite on the other. The primary retreat includes an en-suite bath with dual sinks, an oversized walk-in shower, and a generous walk-in closet. Enjoy the connection between indoor and outdoor living through the high-ceiling living-dining area that opens to a sizable backyard featuring a covered patio and a full sprinkler system—perfect for relaxation or hosting guests. Residents of Beachwood Estates enjoy premium amenities including a private boat ramp, designated fishing areas, lakeside grilling stations, and a community pool—all within easy reach. Whether you’re seeking a serene weekend escape or a full-time residence, this home offers an exceptional opportunity.

Key facts

• Custom cabinetry
• Split floor plan
• Electric fireplace

Tags

• GATED BEACHWOOD ESTATES
• ELECTRIC FIREPLACE
• CUSTOM CABINETRY
• WALK-IN PANTRY
• OVERSIZED QUARTZ ISLAND
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $277k).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.8% in Tool — 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 66/100 on livability (#651 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Malakoff ISD (town): math 48% / reading 54% proficiency, ranked #187 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $243,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $273,853
• List price: $277,000
• Delta: 5.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Beachwood Loop	0.16mi	3/2.0	1,500 (-0%)	1mo	$272,500	$182	90
127 Parkside Dr	0.15mi	3/2.0	1,590 (+6%)	0mo	$298,900	$188	84
118 Channelview Dr	0.26mi	3/2.0	1,467 (-3%)	4mo	$258,900	$176	80
105 Oakwood Dr	0.34mi	3/2.0	1,500 (-0%)	4mo	$289,900	$193	80
102 Channelview	0.29mi	3/2.0	1,450 (-4%)	2mo	$269,000	$186	78
110 Dogwood Dr	0.14mi	3/2.0	1,602 (+6%)	7mo	$279,000	$174	77
202 Morning Dove Dr	0.22mi	3/2.0	1,606 (+7%)	5mo	$269,900	$168	75
100 Indian Blanket Ln	0.34mi	3/2.5	1,534 (+2%)	8mo	$345,000	$225	73
113 Dogwood Dr	0.13mi	4/2.0 (+1)	1,618 (+7%)	5mo	$295,000	$182	72
207 Driftwood Dr	0.06mi	3/2.0	1,721 (+14%)	2mo	$317,000	$184	72
109 Dogwood Dr	0.16mi	3/2.0	1,656 (+10%)	7mo	$275,000	$166	70
119 Driftwood Dr	0.17mi	3/2.0	1,645 (+9%)	8mo	$254,900	$155	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.54×
• Total profit: $41,677
• Equity at exit: $95,061

10-year hold

• IRR: 14.3%
• Equity multiple: 2.75×
• Total profit: $135,448
• Equity at exit: $126,714

Cash invested: $77,560 (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 75163

• Home prices YoY: 0.5%
• Active inventory: 162
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,165 medium
• Mortgage (P&I): −$1,453
• Tax est. 1.5%: −$346 /mo · $4,155/yr
• Insurance: −$115
• HOA: −$21
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $565

Break-even live

Break-even rent $2,450

Max offer price $277,000

Occupancy floor 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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	43d	1	0.87mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	43d	1	0.88mi
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	43d	1	1.40mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: electricpoolsecurity

Listing history 17 events

1. 2026-06-19
   days on market $277,000 Active 206 DOM
2. 2026-06-18
   days on market $277,000 Active 205 DOM
3. 2026-06-17
   days on market $277,000 Active 204 DOM
4. 2026-06-17
   price $277,000 Active 203 DOM
5. 2026-06-16
   days on market $289,900 Active 203 DOM
6. 2026-06-15
   days on market $289,900 Active 202 DOM
7. 2026-06-14
   days on market $289,900 Active 200 DOM
8. 2026-06-12
   days on market $289,900 Active 199 DOM
9. 2026-06-09
   days on market $289,900 Active 196 DOM
10. 2026-06-08
    days on market $289,900 Active 195 DOM
11. 2026-06-07
    days on market $289,900 Active 194 DOM
12. 2026-06-02
    days on market $289,900 Active 189 DOM
13. 2026-06-01
    days on market $289,900 Active 188 DOM
14. 2026-05-31
    days on market $289,900 Active 187 DOM
15. 2026-05-30
    days on market $289,900 Active 186 DOM
16. 2026-01-30
    price $295,000 1851-char remark

    Show marketing remark (1851 chars)

    This home qualifies for 0% DOWN PAYMENT (Conventional) or 2-1 BUYDOWN -REDUCED MONTHLY PAYMENTS FOR THE FIRST 2 YEARS, through the seller’s preferred lender. Seller to contribute $5,000 TOWARD BUYER’S CLOSING COSTS. Experience exceptional modern living in this brand-new 2025 open-concept home, thoughtfully designed for seamless entertaining in the highly sought-after, gated Beachwood Estates community—just a short walk from Cedar Creek Lake. This newly constructed residence, built on 25 piers, features impressive 9-foot cathedral ceilings and an expansive living room anchored by a striking electric fireplace, flowing effortlessly into the kitchen and dining areas. Large windows bathe the interior in natural light, highlighting the ceramic flooring and neutral color palette that complements any style. The kitchen is a true centerpiece, offering custom cabinetry with integrated lighting, a walk-in pantry, and an oversized quartz island with seating for four or more—ideal for casual dining and gatherings. The split floor plan provides optimal privacy, with two bedrooms on one side of the home and a spacious primary suite on the other. The primary retreat includes an en-suite bath with dual sinks, an oversized walk-in shower, and a generous walk-in closet. Enjoy the connection between indoor and outdoor living through the high-ceiling living-dining area that opens to a sizable backyard featuring a covered patio and a full sprinkler system—perfect for relaxation or hosting guests. Residents of Beachwood Estates enjoy premium amenities including a private boat ramp, designated fishing areas, lakeside grilling stations, and a community pool—all within easy reach. Whether you’re seeking a serene weekend escape or a full-time residence, this home offers an exceptional opportunity.

17. 2025-11-25
    listed $305,000 Active 1851-char remark

    Show marketing remark (1851 chars)

    This home qualifies for 0% DOWN PAYMENT (Conventional) or 2-1 BUYDOWN -REDUCED MONTHLY PAYMENTS FOR THE FIRST 2 YEARS, through the seller’s preferred lender. Seller to contribute $5,000 TOWARD BUYER’S CLOSING COSTS. Experience exceptional modern living in this brand-new 2025 open-concept home, thoughtfully designed for seamless entertaining in the highly sought-after, gated Beachwood Estates community—just a short walk from Cedar Creek Lake. This newly constructed residence, built on 25 piers, features impressive 9-foot cathedral ceilings and an expansive living room anchored by a striking electric fireplace, flowing effortlessly into the kitchen and dining areas. Large windows bathe the interior in natural light, highlighting the ceramic flooring and neutral color palette that complements any style. The kitchen is a true centerpiece, offering custom cabinetry with integrated lighting, a walk-in pantry, and an oversized quartz island with seating for four or more—ideal for casual dining and gatherings. The split floor plan provides optimal privacy, with two bedrooms on one side of the home and a spacious primary suite on the other. The primary retreat includes an en-suite bath with dual sinks, an oversized walk-in shower, and a generous walk-in closet. Enjoy the connection between indoor and outdoor living through the high-ceiling living-dining area that opens to a sizable backyard featuring a covered patio and a full sprinkler system—perfect for relaxation or hosting guests. Residents of Beachwood Estates enjoy premium amenities including a private boat ramp, designated fishing areas, lakeside grilling stations, and a community pool—all within easy reach. Whether you’re seeking a serene weekend escape or a full-time residence, this home offers an exceptional opportunity.

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $37,975
• − Mortgage interest: −$15,516
• − Property taxes: −$4,155
• − Insurance: −$1,385
• − Repairs & maintenance: −$3,038
• − Management: −$3,038
• − HOA: −$252
• − Depreciation: −$8,058
• Taxable income: $2,533
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $6,169/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 · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a high ROI with updates that can enhance both resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace landscaping with drought-tolerant plants — Improves curb appeal and reduces maintenance costs
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with drought-tolerant plants — Improves curb appeal and reduces maintenance costs ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ 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: Malakoff ISD
• NCES district ID: 4828780
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $38,970
• Composite: 42.54/100
• National rank: #3200
• State rank: #187 of 826 in TX

Livability — Tool

• Score: 66/100
• State rank: #651
• US rank: #12292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,569

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Lithuanian 1% European 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Arabic 10% 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: ▲ 1.03%
• Current HPI: 211.6125
• 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

-3.3% since first listed

2 events — show timeline

• 2026-01-30 Price Changed $295,000 NTREIS
• 2025-11-25 Listed $305,000 NTREIS