134 Woodlawn Dr · Pinewood Estates, TX 77659

$90,000

3 bd · 2.0 ba · 2,310 sqft · SingleFamily public records · 10 Days on market

Built 1963 0.29 ac lot $39/sqft · 68% below area

---

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 +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3/2 spacious home is waiting for someone to make it their own! Perfect timing to make each space what you need it to be. This house is down to the studs. Flood zone X. No permits needed to rebuild.

Key facts

• Large lot
• Functional layout
• Pinewood subdivision

Tags

• LARGE LOT
• FUNCTIONAL LAYOUT
• PINEWOOD SUBDIVISION

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public and well water sources; Septic tank sewer
• Home design: Residential property; Built in 1963; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 11.9% vs local median 1.8% in Pinewood Estates — 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 68/100 on livability (#484 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hardin-Jefferson ISD (rural): math 54% / reading 49% proficiency, ranked #135 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sour Lake El (math 43% / reading 43%, grade F, #1,283 of 4,322 statewide, top 30%, 767 students, 42% FRL); Henderson Middle (math 59% / reading 47%, grade C+, #281 of 1,662 statewide, top 18%, 617 students, 41% FRL); Hardin-Jefferson H S (math 68% / reading 67%, grade B, #158 of 1,632 statewide, top 10%, 749 students, 38% FRL).
• Market conditions: 93 active listings in the ZIP; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 4.8

CMA / ARV

• ARV (median comp): $279,012
• List price: $90,000
• Delta: -67.74%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Woodlawn Dr	0.00mi	3/2.0	2,310 (0%)	0mo	$90,000	$39	100

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

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $12,295
• Equity at exit: $13,419

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $45,699
• Equity at exit: $7,782

Cash invested: $25,200 (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 77659

• Active inventory: 93
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$298 /mo · $3,576/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $420

Break-even live

Break-even rent $1,022

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   status Pending 761-char remark
2. 2026-05-05
   listed $90,000 Active 761-char remark
3. 2025-03-03
   price $224,900
4. 2024-07-07
   price $229,900
5. 2024-05-02
   price $239,900
6. 2018-02-28
   soldstatus
7. 2018-02-22
   soldstatus

   Show marketing remark (202 chars)

   This 3/2 spacious home is waiting for someone to make it their own! Perfect timing to make each space what you need it to be. This house is down to the studs. Flood zone X. No permits needed to rebuild.

8. 2018-01-22
   listed $70,000

   Show marketing remark (202 chars)

   This 3/2 spacious home is waiting for someone to make it their own! Perfect timing to make each space what you need it to be. This house is down to the studs. Flood zone X. No permits needed to rebuild.

9. 2007-01-30
   soldstatus
10. 2001-07-09
    soldstatus $90,500

ⓘ 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: $3,576 · $298/mo
• Projected year-2 tax: $3,576 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,644
• − Mortgage interest: −$5,041
• − Property taxes: −$3,576
• − Insurance: −$450
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,618
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $4,085/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: Hardin-Jefferson ISD
• NCES district ID: 4822410
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $61,336
• Composite: 45.14/100
• National rank: #2682
• State rank: #135 of 826 in TX

Livability — Pinewood Estates

• Score: 68/100
• State rank: #484
• US rank: #9659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinewood Estates, TX
• Population (ZIP): 5,847

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 9% Romanian 2% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.72%
• Current HPI: 184.5266
• 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

-0.6% since first listed

11 events — show timeline

• 2026-06-16 Sold (MLS) — HARMLS
• 2026-05-15 Pending — HARMLS
• 2026-05-05 Listed $90,000 HARMLS
• 2025-03-03 Price Changed $224,900 BBOR
• 2024-07-07 Price Changed $229,900 BBOR
• 2024-05-02 Price Changed $239,900 BBOR
• 2018-02-28 Sold (Public Records) — Public Records
• 2018-02-22 Sold (MLS) — BBOR
• 2018-01-22 Listed $70,000 BBOR
• 2007-01-30 Sold (Public Records) — Public Records
• 2001-07-09 Sold (Public Records) $90,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,576 · +2.3% YoY. Source: county tax records.