155 Meadow Lake Dr · Westwood Shores, TX 75862

$109,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 22 Days on market

Built 1992 0.45 ac lot Est $108k · at est. $13/mo HOA · 1% of rent

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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 +21.0/30.0
• ARV discount +6.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Tucked away in the laid-back lake community of Trinity Cove, this charming 2-bedroom, 1-bath getaway sits on a spacious . 22-acre lot with an adjoining . 23-acre lot just minutes from beautiful Lake Livingston. Whether you’re searching for a weekend escape, investment property, or full-time retreat, this one brings the relaxed lake-life vibes. Enjoy open outdoor space with plenty of room for entertaining, boat parking, gardening, or future additions. Trinity Cove offers community amenities including boat access, parks, and a peaceful setting surrounded by nature. Spend your days fishing, boating, dining at local waterfront spots, or exploring the charm of Trinity, TX. Affordable, cozy

Key facts

• Boat parking
• Community amenities
• Boat access

Tags

• SPACIOUS LOT
• BOAT PARKING
• COMMUNITY AMENITIES
• BOAT ACCESS
• PEACEFUL SETTING
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Member of Trinity Cove HOA; HOA amenities include boat ramp, playground, park; HOA fee $150 annually

Exterior

• Parking: Attached carport; Carport (1 space)
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 1992
• Construction: Wood siding construction
• Exterior features: Covered patio; Deck; Patio; Private yard; Views; Side yard; Has additional parcels

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Bedroom on second level (11 x 10); Total of 2 rooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Vanity; Ceiling fan(s); Accessible approach with ramp
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lansberry El (math 35% / reading 33%, grade F, #2,149 of 4,322 statewide, top 50%, 570 students, 91% FRL); Trinity H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 350 students, 84% FRL) — zoned schools average 87% FRL vs 50% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $192 of equity ($760 loan paydown + $-568 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% 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 $108,251 (1.5% below list)

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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $108,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Rabbit Run St	0.31mi	2/2.0	1,008 (-3%)	20mo	$105,000	$104	60

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

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.13×
• Total profit: $4,028
• Equity at exit: $29,100

10-year hold

• IRR: 8.8%
• Equity multiple: 1.90×
• Total profit: $27,740
• Equity at exit: $32,809

Cash invested: $30,772 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$46
• HOA: −$13
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $155

Break-even live

Break-even rent $928

Max offer price $109,900

Occupancy floor 81%

Sensitivity live

Price	-10% $217	-5% $186	+0% $155	+5% $124	+10% $93
Rent	-10% $66	-5% $111	+0% $155	+5% $200	+10% $244
Rate	-1.0pp $211	-0.5pp $183	base $155	+0.5pp $127	+1.0pp $98

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-19
   days on market $109,900 Active 22 DOM
2. 2026-06-18
   days on market $109,900 Active 21 DOM
3. 2026-06-17
   days on market $109,900 Active 20 DOM
4. 2026-06-16
   days on market $109,900 Active 19 DOM
5. 2026-06-15
   days on market $109,900 Active 18 DOM
6. 2026-06-14
   days on market $109,900 Active 16 DOM
7. 2026-06-13
   days on market $109,900 Active 15 DOM
8. 2026-06-10
   days on market $109,900 Active 13 DOM
9. 2026-06-09
   days on market $109,900 Active 12 DOM
10. 2026-06-08
    days on market $109,900 Active 11 DOM
11. 2026-06-07
    days on market $109,900 Active 10 DOM
12. 2026-06-05
    days on market $109,900 Active 7 DOM
13. 2026-06-02
    days on market $109,900 Active 5 DOM
14. 2026-06-01
    days on market $109,900 Active 4 DOM
15. 2026-05-31
    days on market $109,900 Active 3 DOM
16. 2026-05-30
    days on market $109,900 Active 2 DOM
17. 2026-05-28
    listed $109,900 Active

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$831/yr (+$69/mo · 70.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $13,498
• − Mortgage interest: −$6,156
• − Property taxes: −$1,180
• − Insurance: −$550
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − HOA: −$156
• − Depreciation: −$3,197
• Taxable income: $100
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,838/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 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

• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

1 event — show timeline

• 2026-05-28 Listed $109,900 HARMLS

Property tax history

+0.3%/yr

Latest (2025): $1,180 · +8.8% YoY. Source: county tax records.