219 W Beachwood Loop · Tool, TX 75163

$270,000

4 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 88 Days on market

Built 2026 6,970 sqft lot $200/sqft · 16% above area Est $269k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.3/15.0
• Appreciation +5.5/10.0
• Cash flow +4.9/30.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This newly constructed 4-bedroom, 2-bath home offers a thoughtful blend of modern design and everyday functionality, situated on a quiet neighborhood in Trinidad, Texas. Featuring a classic red brick exterior with sleek black accents, the home delivers strong curb appeal with a contemporary touch. Inside, an open-concept layout creates a seamless flow between the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with a large island, ample workspace, and abundant natural light that enhances the home’s bright and inviting atmosphere. The private primary suite provides a comfortable retreat, complete with a spacious walk-in closet and a well-appointed bathroom featuring a double vanity, separate bathtub, and dedicated shower. Additional highlights include a two-car garage, generous secondary bedrooms, and a layout designed for convenience and comfort. This home combines modern finishes with a practical floor plan, making it a strong option for a variety of lifestyles.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-647 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (42.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (44.6% below list).
• Recommended offer: $150k (44.6% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 2.8% in Tool — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 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 $5k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $149,500 (44.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.55% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.26%
• DSCR: 0.54
• GRM: 15.1

CMA / ARV

• ARV (median comp): $268,629
• List price: $270,000
• Delta: 0.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Beachwood Loop	0.05mi	3/2.0 (-1)	1,500 (+11%)	1mo	$272,500	$182	73
102 Channelview	0.47mi	3/2.0 (-1)	1,450 (+8%)	2mo	$269,000	$186	59
206 E Beachwood Loop	0.11mi	3/2.0 (-1)	1,502 (+11%)	16mo	$265,000	$176	58
118 Channelview Dr	0.43mi	3/2.0 (-1)	1,467 (+9%)	4mo	$258,900	$176	57
215 W Beachwood Loop	0.06mi	3/2.0 (-1)	1,540 (+14%)	16mo	$257,999	$168	55
114 Westwood Dr	0.67mi	3/2.0 (-1)	1,320 (-2%)	9mo	$251,000	$190	52
114 Quail Run Rd	0.30mi	3/2.0 (-1)	1,500 (+11%)	13mo	$269,000	$179	52
122 Oakwood Dr	0.43mi	3/2.0 (-1)	1,480 (+10%)	9mo	$285,000	$193	51
105 Oakwood Dr	0.52mi	3/2.0 (-1)	1,500 (+11%)	4mo	$289,900	$193	48
100 Indian Blanket Ln	0.35mi	3/2.5 (-1)	1,534 (+14%)	8mo	$345,000	$225	47
107 Lakeview Dr	0.37mi	3/2.0 (-1)	1,500 (+11%)	15mo	$289,000	$193	47
215 Lakeview Dr	0.33mi	3/3.0 (-1)	1,537 (+14%)	11mo	$475,000	$309	43

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: -9.4%
• Equity multiple: 0.53×
• Total profit: $-35,675
• Equity at exit: $92,659

10-year hold

• IRR: -3.5%
• Equity multiple: 0.57×
• Total profit: $-32,828
• Equity at exit: $123,511

Cash invested: $75,600 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$299 /mo · $3,590/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-647

Break-even live

Break-even rent $2,313

Max offer price $155,785

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	43d	1	0.99mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	43d	1	1.00mi

Listing history 22 events

1. 2026-06-19
   days on market $270,000 Active 88 DOM
2. 2026-06-18
   days on market $270,000 Active 87 DOM
3. 2026-06-17
   days on market $270,000 Active 86 DOM
4. 2026-06-16
   days on market $270,000 Active 85 DOM
5. 2026-06-15
   days on market $270,000 Active 84 DOM
6. 2026-06-14
   days on market $270,000 Active 82 DOM
7. 2026-06-12
   days on market $270,000 Active 81 DOM
8. 2026-06-09
   days on market $270,000 Active 78 DOM
9. 2026-06-08
   days on market $270,000 Active 77 DOM
10. 2026-06-07
    days on market $270,000 Active 76 DOM
11. 2026-06-02
    days on market $270,000 Active 71 DOM
12. 2026-06-01
    days on market $270,000 Active 70 DOM
13. 2026-05-31
    days on market $270,000 Active 69 DOM
14. 2026-05-30
    days on market $270,000 Active 68 DOM
15. 2026-03-23
    listed $270,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    This newly constructed 4-bedroom, 2-bath home offers a thoughtful blend of modern design and everyday functionality, situated on a quiet neighborhood in Trinidad, Texas. Featuring a classic red brick exterior with sleek black accents, the home delivers strong curb appeal with a contemporary touch. Inside, an open-concept layout creates a seamless flow between the living, dining, and kitchen areas—ideal for both daily living and entertaining. The kitchen is equipped with a large island, ample workspace, and abundant natural light that enhances the home’s bright and inviting atmosphere. The private primary suite provides a comfortable retreat, complete with a spacious walk-in closet and a well-appointed bathroom featuring a double vanity, separate bathtub, and dedicated shower. Additional highlights include a two-car garage, generous secondary bedrooms, and a layout designed for convenience and comfort. This home combines modern finishes with a practical floor plan, making it a strong option for a variety of lifestyles.

16. 2024-11-05
    soldstatus
17. 2024-03-14
    soldstatus
18. 2023-06-09
    soldstatus
19. 2023-06-09
    soldstatus
20. 2023-04-19
    soldstatus
21. 2022-01-05
    soldstatus
22. 2022-01-05
    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: $3,590 · $299/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$1,351/yr (+$113/mo · 37.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 24 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: $17,940
• − Mortgage interest: −$15,124
• − Property taxes: −$3,590
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$7,855
• Taxable loss: −$12,849
• Est. tax savings @ 24.0%: +$3,084
• After-tax cash flow: $-4,675/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

8 events — show timeline

• 2026-03-23 Listed $270,000 NTREIS
• 2024-11-05 Sold (Public Records) — Public Records
• 2024-03-14 Sold (Public Records) — Public Records
• 2023-06-09 Sold (Public Records) — Public Records
• 2023-06-09 Sold (Public Records) — Public Records
• 2023-04-19 Sold (Public Records) — Public Records
• 2022-01-05 Sold (Public Records) — Public Records
• 2022-01-05 Sold (Public Records) — Public Records

Property tax history

+43.7%/yr

Latest (2025): $3,590 · -15.0% YoY. Source: county tax records.