325 Teakwood Ave · Eureka, TX 75859

$159,990

3 bd · 2.0 ba · 1,552 sqft · SingleFamily · 713 Days on market

Built 2019 0.34 ac lot $103/sqft · 52% below area $13/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +14.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this stunning 3-bedroom, 2-bathroom residence nestled in a quaint lake community on the south side of Richland Chambers Lake. Set on a generous third-acre lot, this property boasts a massive 15x15 master bedroom along with two additional spacious bedrooms. Located just 8 houses away from the lake, the community also offers a boat ramp and a refreshing pool for your enjoyment. 3D TOUR AVAILABLE!

Key facts

• Refreshing pool
• Boat ramp
• 0.34 acre lot

Tags

• QUAINT LAKE COMMUNITY
• GENEROUS THIRD-ACRE LOT
• BOAT RAMP
• REFRESHING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.6% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,196 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Fairfield ISD (town): math 33% / reading 41% proficiency, ranked #475 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 713 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $45k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 713 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $331,129
• List price: $159,990
• Delta: -51.68%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 September Dr	0.25mi	3/2.0	1,540 (-1%)	12mo	$329,000	$214	77
190 Deerwood Cir	0.39mi	3/2.0	1,651 (+6%)	6mo	$329,000	$199	66
149 Lakeview Dr	0.32mi	3/2.5	1,728 (+11%)	10mo	$299,999	$174	56

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

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.28×
• Total profit: $12,762
• Equity at exit: $62,352

10-year hold

• IRR: 8.9%
• Equity multiple: 2.20×
• Total profit: $53,781
• Equity at exit: $89,213

Cash invested: $44,797 (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 75859

• Home prices YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$67
• HOA: −$13
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $39

Break-even live

Break-even rent $1,430

Max offer price $159,990

Occupancy floor 92%

Sensitivity live

Price	-10% $129	-5% $84	+0% $39	+5% $-7	+10% $-52
Rent	-10% $-78	-5% $-20	+0% $39	+5% $97	+10% $156
Rate	-1.0pp $119	-0.5pp $79	base $39	+0.5pp $-3	+1.0pp $-45

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: $39,998
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 12 events

1. 2026-05-31
   days on market $159,990 Active 713 DOM
2. 2026-05-30
   days on market $159,990 Active 712 DOM
3. 2026-02-19
   price $159,990 413-char remark

   Show marketing remark (413 chars)

   Welcome home to this stunning 3-bedroom, 2-bathroom residence nestled in a quaint lake community on the south side of Richland Chambers Lake. Set on a generous third-acre lot, this property boasts a massive 15x15 master bedroom along with two additional spacious bedrooms. Located just 8 houses away from the lake, the community also offers a boat ramp and a refreshing pool for your enjoyment. 3D TOUR AVAILABLE!

4. 2025-08-25
   price $174,990 413-char remark

   Show marketing remark (413 chars)

   Welcome home to this stunning 3-bedroom, 2-bathroom residence nestled in a quaint lake community on the south side of Richland Chambers Lake. Set on a generous third-acre lot, this property boasts a massive 15x15 master bedroom along with two additional spacious bedrooms. Located just 8 houses away from the lake, the community also offers a boat ramp and a refreshing pool for your enjoyment. 3D TOUR AVAILABLE!

5. 2024-10-02
   price $175,000 413-char remark

   Show marketing remark (413 chars)

   Welcome home to this stunning 3-bedroom, 2-bathroom residence nestled in a quaint lake community on the south side of Richland Chambers Lake. Set on a generous third-acre lot, this property boasts a massive 15x15 master bedroom along with two additional spacious bedrooms. Located just 8 houses away from the lake, the community also offers a boat ramp and a refreshing pool for your enjoyment. 3D TOUR AVAILABLE!

6. 2024-07-17
   price $199,900 413-char remark

   Show marketing remark (413 chars)

   Welcome home to this stunning 3-bedroom, 2-bathroom residence nestled in a quaint lake community on the south side of Richland Chambers Lake. Set on a generous third-acre lot, this property boasts a massive 15x15 master bedroom along with two additional spacious bedrooms. Located just 8 houses away from the lake, the community also offers a boat ramp and a refreshing pool for your enjoyment. 3D TOUR AVAILABLE!

7. 2024-06-17
   listed $205,000 Active 413-char remark

   Show marketing remark (413 chars)

   Welcome home to this stunning 3-bedroom, 2-bathroom residence nestled in a quaint lake community on the south side of Richland Chambers Lake. Set on a generous third-acre lot, this property boasts a massive 15x15 master bedroom along with two additional spacious bedrooms. Located just 8 houses away from the lake, the community also offers a boat ramp and a refreshing pool for your enjoyment. 3D TOUR AVAILABLE!

8. 2023-04-10
   soldstatus
9. 2022-09-29
   historical
10. 2022-09-07
    listed $105,000 Active
11. 2019-04-17
    soldstatus
12. 2011-03-25
    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: $2,533 · $211/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$395/yr (+$33/mo · 15.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,748
• − Mortgage interest: −$8,962
• − Property taxes: −$2,533
• − Insurance: −$800
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − HOA: −$156
• − Depreciation: −$4,654
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $991/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: Fairfield ISD
• NCES district ID: 4818940
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $46,909
• Composite: 31.68/100
• National rank: #5926
• State rank: #475 of 826 in TX

Livability — Eureka

• Score: 58/100
• State rank: #1196
• US rank: #20931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,468

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Romanian 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 204.2727
• 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

+52.4% since first listed

10 events — show timeline

• 2026-02-19 Price Changed $159,990 NTREIS
• 2025-08-25 Price Changed $174,990 NTREIS
• 2024-10-02 Price Changed $175,000 NTREIS
• 2024-07-17 Price Changed $199,900 NTREIS
• 2024-06-17 Listed $205,000 NTREIS
• 2023-04-10 Sold (Public Records) — Public Records
• 2022-09-29 Listing Removed — NTREIS
• 2022-09-07 Listed $105,000 NTREIS
• 2019-04-17 Sold (Public Records) — Public Records
• 2011-03-25 Sold (Public Records) — Public Records

Property tax history

+16.7%/yr

Latest (2025): $2,533 · +57.3% YoY. Source: county tax records.