380 Woodhue Dr · Shadybrook, TX 75757

$65,000

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 123 Days on market

Built 2026 10,019 sqft lot $56/sqft · 72% below area $30/mo HOA · 2% of rent ↓ 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Builders and investors! Quickly take advantage of this prime, already begun new construction home that needs your touch to bring it to life! The frame and general floorplan have already been started and there are so many opportunities to customize the rest of the home. It is a blank canvas for all your ideas! Located in the gated Lakewood Subdivision, this lot is a hidden gem and in a wonderful location close to the community pool and boat launch on Lake Palestine. This lot also has access to little Lake Mayo, a spring fed lake on the west side of the subdivision that is an excellent fishing spot. Take advantage of this rare opportunity and prime location!

Key facts

• Little lake mayo
• Community pool
• Boat launch

Tags

• NEW CONSTRUCTION HOME
• GATED LAKEWOOD SUBDIVISION
• COMMUNITY POOL
• BOAT LAUNCH
• LAKE PALESTINE
• LITTLE LAKE MAYO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 4.0% in Shadybrook — 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 60/100 on livability (#1,042 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• Bullard ISD (rural): math 65% / reading 60% proficiency, ranked #48 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 581 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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?
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: 2.54% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.30%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $230,722
• List price: $65,000
• Delta: -71.83%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.8%
• Equity multiple: 3.46×
• Total profit: $44,832
• Equity at exit: $9,692

10-year hold

• IRR: 60.8%
• Equity multiple: 7.06×
• Total profit: $110,374
• Equity at exit: $5,620

Cash invested: $18,200 (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 75757

• Home prices YoY: -23.6%
• Active inventory: 581
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$27
• HOA: −$30
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $869

Break-even live

Break-even rent $550

Max offer price $65,000

Occupancy floor 42%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Pecan Dr Bullard, TX	3.0	2.0	1366	$1,650	$1.21	43d	1	0.11mi
394 Red Bud Cir Bullard, TX	3.0	2.0	1350	$1,650	$1.22	43d	1	0.28mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 123 DOM
2. 2026-06-18
   days on market $65,000 Active 122 DOM
3. 2026-06-17
   days on market $65,000 Active 121 DOM
4. 2026-06-16
   days on market $65,000 Active 120 DOM
5. 2026-06-15
   days on market $65,000 Active 119 DOM
6. 2026-06-14
   days on market $65,000 Active 117 DOM
7. 2026-06-13
   days on market $65,000 Active 116 DOM
8. 2026-06-10
   days on market $65,000 Active 114 DOM
9. 2026-06-09
   days on market $65,000 Active 113 DOM
10. 2026-06-08
    days on market $65,000 Active 112 DOM
11. 2026-06-07
    days on market $65,000 Active 111 DOM
12. 2026-06-03
    days on market $65,000 Active 107 DOM
13. 2026-06-02
    days on market $65,000 Active 106 DOM
14. 2026-06-01
    days on market $65,000 Active 105 DOM
15. 2026-05-31
    days on market $65,000 Active 104 DOM
16. 2026-05-30
    days on market $65,000 Active 103 DOM
17. 2026-04-20
    price $65,000 664-char remark

    Show marketing remark (664 chars)

    Builders and investors! Quickly take advantage of this prime, already begun new construction home that needs your touch to bring it to life! The frame and general floorplan have already been started and there are so many opportunities to customize the rest of the home. It is a blank canvas for all your ideas! Located in the gated Lakewood Subdivision, this lot is a hidden gem and in a wonderful location close to the community pool and boat launch on Lake Palestine. This lot also has access to little Lake Mayo, a spring fed lake on the west side of the subdivision that is an excellent fishing spot. Take advantage of this rare opportunity and prime location!

18. 2026-03-12
    price $89,900 664-char remark

    Show marketing remark (664 chars)

    Builders and investors! Quickly take advantage of this prime, already begun new construction home that needs your touch to bring it to life! The frame and general floorplan have already been started and there are so many opportunities to customize the rest of the home. It is a blank canvas for all your ideas! Located in the gated Lakewood Subdivision, this lot is a hidden gem and in a wonderful location close to the community pool and boat launch on Lake Palestine. This lot also has access to little Lake Mayo, a spring fed lake on the west side of the subdivision that is an excellent fishing spot. Take advantage of this rare opportunity and prime location!

19. 2026-02-17
    listed $99,900 Active 664-char remark

    Show marketing remark (664 chars)

    Builders and investors! Quickly take advantage of this prime, already begun new construction home that needs your touch to bring it to life! The frame and general floorplan have already been started and there are so many opportunities to customize the rest of the home. It is a blank canvas for all your ideas! Located in the gated Lakewood Subdivision, this lot is a hidden gem and in a wonderful location close to the community pool and boat launch on Lake Palestine. This lot also has access to little Lake Mayo, a spring fed lake on the west side of the subdivision that is an excellent fishing spot. Take advantage of this rare opportunity and prime location!

20. 2025-04-01
    soldstatus
21. 2022-06-17
    soldstatus
22. 2009-02-26
    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: $438 · $37/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$751/yr (+$63/mo · 171.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $19,800
• − Mortgage interest: −$3,641
• − Property taxes: −$438
• − Insurance: −$325
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$360
• − Depreciation: −$1,891
• Taxable income: $9,977
• Est. tax owed @ 24.0%: −$2,394
• After-tax cash flow: $8,034/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: Bullard ISD
• NCES district ID: 4812060
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $55,026
• Composite: 53.66/100
• National rank: #1433
• State rank: #48 of 826 in TX

Livability — Shadybrook

• Score: 60/100
• State rank: #1042
• US rank: #18541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shadybrook, TX
• Population (ZIP): 13,977

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 5% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.57%
• Current HPI: 189.5215
• 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

-34.9% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $65,000 GTAR
• 2026-03-12 Price Changed $89,900 GTAR
• 2026-02-17 Listed $99,900 GTAR
• 2025-04-01 Sold (Public Records) — Public Records
• 2022-06-17 Sold (Public Records) — Public Records
• 2009-02-26 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $438 · -72.7% YoY. Source: county tax records.