325 Beachside Dr · Tool, TX 75163

$679,000

3 bd · 2.0 ba · 2,252 sqft · SingleFamily public records · 94 Days on market

Built 1977 7,884 sqft lot $302/sqft · 106% above area $33/mo HOA ↓ 22% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for the perfect lake getaway for the weekend or that forever home to retire in and live your best life? Look no further! This recently updated lake house is located in the desirable close knit gated neighborhood of Beachwood Estates and offers 2 living rooms, 3 bedrooms and 2 full baths and is beautifully maintained. There is 109 ft. of protected water frontage with steel seawall, fishing pier and a boathouse with 2 PWC lifts and an upper spacious party deck. The open concept floorplan is perfect for entertaining. Living room has a wall of window to look out at the lake, landscaped backyard and fireplace with gas logs and remote. The updated kitchen features SS appliances and tile countertops and oversized island. Find beauty in the details of this home from spacious bedrooms, large tiled shower in remodeled primary bathroom, smart home equipment and outdoor storage closet for your lawn equipment and lake toys. It's the perfect place to have your friends and family over for a day of floating, fishing and cooking out on your back deck. The subdivision has a community pool, clubhouse, playground, boat launch, pickleball and tennis courts. All you need is your swimsuit and flip flops to start making fun lake memories! Electronics, furnishings and watercraft available for purchase.

Key facts

• Gated neighborhood
• Fishing pier
• Boathouse

Tags

• LAKE GETAWAY
• GATED NEIGHBORHOOD
• PROTECTED WATER FRONTAGE
• FISHING PIER
• BOATHOUSE
• PARTY DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $679k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $679k).
• Recommended offer: $618k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($5k loan paydown + $7k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $190k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($618k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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

• 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 $617,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.25% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $329,820
• List price: $679,000
• Delta: 105.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Beachside Dr	0.04mi	4/2.0 (+1)	2,210 (-2%)	21mo	$839,000	$380	73
307 Beachside Dr	0.07mi	4/3.0 (+1)	2,000 (-11%)	0mo	$529,900	$265	69
109 Quail Run Rd	0.38mi	4/2.5 (+1)	2,050 (-9%)	3mo	$349,900	$171	57
236 E Beachwood Loop	0.24mi	4/3.0 (+1)	2,421 (+8%)	14mo	$735,000	$304	56
125 Quail Run Rd	0.38mi	3/2.0	1,950 (-13%)	8mo	$370,000	$190	53
105 Parkside Dr	0.37mi	4/2.0 (+1)	1,925 (-14%)	3mo	$329,900	$171	51
257 Lakeview Dr	0.14mi	4/3.0 (+1)	2,020 (-10%)	20mo	$769,000	$381	51
110 Lakeview Dr	0.28mi	4/2.5 (+1)	1,942 (-14%)	13mo	$305,000	$157	46
106 Lakeview Dr	0.28mi	4/2.5 (+1)	1,992 (-12%)	17mo	$339,500	$170	46
133 Oakwood Dr	0.29mi	4/2.5 (+1)	1,992 (-12%)	19mo	$338,500	$170	44
113 Lakeview Dr	0.38mi	4/2.5 (+1)	1,929 (-14%)	11mo	$325,000	$168	43
313 Indian Blanket Ln	0.64mi	2/2.0 (-1)	1,950 (-13%)	19mo	$433,989	$223	27

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: 16.1%
• Equity multiple: 1.82×
• Total profit: $156,358
• Equity at exit: $233,020

10-year hold

• IRR: 19.4%
• Equity multiple: 3.36×
• Total profit: $448,593
• Equity at exit: $310,608

Cash invested: $190,120 (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: 6.6×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$3,561
• Tax from tax record: −$612 /mo · $7,342/yr
• Insurance: −$283
• HOA: −$33
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $2,238

Break-even live

Break-even rent $5,682

Max offer price $679,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,622	-5% $2,430	+0% $2,238	+5% $2,045	+10% $1,853
Rent	-10% $1,565	-5% $1,901	+0% $2,238	+5% $2,574	+10% $2,910
Rate	-1.0pp $2,579	-0.5pp $2,410	base $2,238	+0.5pp $2,062	+1.0pp $1,883

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	44d	1	1.12mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: watergaspoolsecurity

Listing history 32 events

1. 2026-06-19
   days on market $679,000 Active 94 DOM
2. 2026-06-18
   days on market $679,000 Active 93 DOM
3. 2026-06-17
   days on market $679,000 Active 92 DOM
4. 2026-06-16
   days on market $679,000 Active 91 DOM
5. 2026-06-15
   days on market $679,000 Active 90 DOM
6. 2026-06-14
   days on market $679,000 Active 88 DOM
7. 2026-06-12
   days on market $679,000 Active 87 DOM
8. 2026-06-09
   days on market $679,000 Active 84 DOM
9. 2026-06-08
   days on market $679,000 Active 83 DOM
10. 2026-06-07
    days on market $679,000 Active 82 DOM
11. 2026-06-02
    days on market $679,000 Active 77 DOM
12. 2026-06-01
    days on market $679,000 Active 76 DOM
13. 2026-05-31
    days on market $679,000 Active 75 DOM
14. 2026-05-30
    days on market $679,000 Active 74 DOM
15. 2026-03-17
    listed $679,000 Active 1306-char remark

    Show marketing remark (1306 chars)

    Looking for the perfect lake getaway for the weekend or that forever home to retire in and live your best life? Look no further! This recently updated lake house is located in the desirable close knit gated neighborhood of Beachwood Estates and offers 2 living rooms, 3 bedrooms and 2 full baths and is beautifully maintained. There is 109 ft. of protected water frontage with steel seawall, fishing pier and a boathouse with 2 PWC lifts and an upper spacious party deck. The open concept floorplan is perfect for entertaining. Living room has a wall of window to look out at the lake, landscaped backyard and fireplace with gas logs and remote. The updated kitchen features SS appliances and tile countertops and oversized island. Find beauty in the details of this home from spacious bedrooms, large tiled shower in remodeled primary bathroom, smart home equipment and outdoor storage closet for your lawn equipment and lake toys. It's the perfect place to have your friends and family over for a day of floating, fishing and cooking out on your back deck. The subdivision has a community pool, clubhouse, playground, boat launch, pickleball and tennis courts. All you need is your swimsuit and flip flops to start making fun lake memories! Electronics, furnishings and watercraft available for purchase.

16. 2026-03-16
    listed $679,000 Active 1306-char remark

    Show marketing remark (1306 chars)

    Looking for the perfect lake getaway for the weekend or that forever home to retire in and live your best life? Look no further! This recently updated lake house is located in the desirable close knit gated neighborhood of Beachwood Estates and offers 2 living rooms, 3 bedrooms and 2 full baths and is beautifully maintained. There is 109 ft. of protected water frontage with steel seawall, fishing pier and a boathouse with 2 PWC lifts and an upper spacious party deck. The open concept floorplan is perfect for entertaining. Living room has a wall of window to look out at the lake, landscaped backyard and fireplace with gas logs and remote. The updated kitchen features SS appliances and tile countertops and oversized island. Find beauty in the details of this home from spacious bedrooms, large tiled shower in remodeled primary bathroom, smart home equipment and outdoor storage closet for your lawn equipment and lake toys. It's the perfect place to have your friends and family over for a day of floating, fishing and cooking out on your back deck. The subdivision has a community pool, clubhouse, playground, boat launch, pickleball and tennis courts. All you need is your swimsuit and flip flops to start making fun lake memories! Electronics, furnishings and watercraft available for purchase.

17. 2025-10-03
    historical
18. 2025-07-31
    price $739,000
19. 2025-07-31
    price $739,000
20. 2025-05-16
    price $759,000
21. 2025-05-16
    price $759,000
22. 2025-03-03
    listed $779,000 Active
23. 2025-03-03
    listed $779,000 Active
24. 2024-10-14
    historical
25. 2024-07-30
    price $829,000
26. 2024-07-30
    price $829,000
27. 2024-07-01
    price $855,000
28. 2024-07-01
    price $855,000
29. 2024-05-22
    listed $869,999 Active
30. 2024-04-26
    listed $869,999 Active
31. 2024-04-26
    listed $869,999 Active
32. 2004-04-19
    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: $7,342 · $612/mo
• Projected year-2 tax: $12,426 · $1,035/mo
• Expected delta: +$5,083/yr (+$424/mo · 69.2%)

ⓘ 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 3/10 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: $102,168
• − Mortgage interest: −$38,035
• − Property taxes: −$7,342
• − Insurance: −$3,395
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − HOA: −$396
• − Depreciation: −$19,753
• Taxable income: $16,901
• Est. tax owed @ 24.0%: −$4,056
• After-tax cash flow: $22,794/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: 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

-22.0% since first listed

18 events — show timeline

• 2026-03-17 Listed $679,000 HCBOR
• 2026-03-16 Listed $679,000 NTREIS
• 2025-10-03 Listing Removed — NTREIS
• 2025-07-31 Price Changed $739,000 NTREIS
• 2025-07-31 Price Changed $739,000 HCBOR
• 2025-05-16 Price Changed $759,000 NTREIS
• 2025-05-16 Price Changed $759,000 HCBOR
• 2025-03-03 Listed $779,000 HCBOR
• 2025-03-03 Listed $779,000 NTREIS
• 2024-10-14 Listing Removed — NTREIS
• 2024-07-30 Price Changed $829,000 NTREIS
• 2024-07-30 Price Changed $829,000 HCBOR
• 2024-07-01 Price Changed $855,000 NTREIS
• 2024-07-01 Price Changed $855,000 HCBOR
• 2024-05-22 Listed $869,999 HCBOR
• 2024-04-26 Listed $869,999 HCBOR
• 2024-04-26 Listed $869,999 NTREIS
• 2004-04-19 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $7,342 · +4.2% YoY. Source: county tax records.