125 Hunters Dr · Westwood Shores, TX 75862

$119,900

3 bd · 3.0 ba · 1,924 sqft · SingleFamily public records · 114 Days on market

Built 1980 0.56 ac lot $62/sqft · 28% below area Est $166k · 28% under $27/mo HOA · 2% of rent

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Nestled in a peaceful lakefront community in Trinity, Texas, this charming 3-bedroom, 3-bathroom home offers the perfect blend of comfort, space, and outdoor living. Situated on a desirable corner lot, the property features a beautifully treed landscape that provides both shade and serenity. Enjoy easy lake access just moments away—ideal for fishing, boating, or simply soaking in the scenic views. The home boasts a spacious kitchen with abundant cabinetry and storage, perfect for cooking and entertaining, and the two nearly new mini splits will keep you heated and cooled to perfection. Step outside to a fully fenced backyard, ideal for pets or play, and take advantage of multiple storage buildings for all your tools and gear. A circle driveway and covered parking add convenience and curb appeal, making this home as practical as it is inviting. Whether you're looking for a weekend retreat or a full-time residence, this property offers the relaxed lifestyle of lake living with all the amenities you need.

Key facts

• Easy lake access
• Lakefront community
• Treed landscape

Tags

• LAKEFRONT COMMUNITY
• CORNER LOT
• TREED LANDSCAPE
• EASY LAKE ACCESS
• SPACIOUS KITCHEN
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Westwood Shores — 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $209 of equity ($829 loan paydown + $-620 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: severe wind risk, 92% 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.14% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $166,255
• List price: $119,900
• Delta: -27.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 S Oak Blf	0.46mi	3/1.0	1,924 (0%)	9mo	$37,500	$19	63
171 W Dogwood Rd	0.46mi	3/2.0	2,167 (+13%)	20mo	$327,000	$151	36

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

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.31×
• Total profit: $10,273
• Equity at exit: $31,748

10-year hold

• IRR: 12.4%
• Equity multiple: 2.28×
• Total profit: $42,987
• Equity at exit: $35,794

Cash invested: $33,572 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$50
• HOA: −$27
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $261

Break-even live

Break-even rent $1,034

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $329	-5% $295	+0% $261	+5% $227	+10% $194
Rent	-10% $154	-5% $207	+0% $261	+5% $315	+10% $369
Rate	-1.0pp $322	-0.5pp $292	base $261	+0.5pp $230	+1.0pp $199

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 29 events

1. 2026-06-19
   days on market $119,900 Active 114 DOM
2. 2026-06-18
   days on market $119,900 Active 113 DOM
3. 2026-06-17
   days on market $119,900 Active 112 DOM
4. 2026-06-16
   days on market $119,900 Active 111 DOM
5. 2026-06-15
   days on market $119,900 Active 110 DOM
6. 2026-06-14
   days on market $119,900 Active 108 DOM
7. 2026-06-13
   days on market $119,900 Active 107 DOM
8. 2026-06-10
   days on market $119,900 Active 105 DOM
9. 2026-06-09
   days on market $119,900 Active 104 DOM
10. 2026-06-08
    days on market $119,900 Active 103 DOM
11. 2026-06-07
    days on market $119,900 Active 102 DOM
12. 2026-06-05
    days on market $119,900 Active 99 DOM
13. 2026-06-02
    days on market $119,900 Active 97 DOM
14. 2026-06-01
    days on market $119,900 Active 96 DOM
15. 2026-05-31
    days on market $119,900 Active 95 DOM
16. 2026-05-30
    days on market $119,900 Active 94 DOM
17. 2026-02-25
    price $119,900 1023-char remark

    Show marketing remark (1023 chars)

    Nestled in a peaceful lakefront community in Trinity, Texas, this charming 3-bedroom, 3-bathroom home offers the perfect blend of comfort, space, and outdoor living. Situated on a desirable corner lot, the property features a beautifully treed landscape that provides both shade and serenity. Enjoy easy lake access just moments away—ideal for fishing, boating, or simply soaking in the scenic views. The home boasts a spacious kitchen with abundant cabinetry and storage, perfect for cooking and entertaining, and the two nearly new mini splits will keep you heated and cooled to perfection. Step outside to a fully fenced backyard, ideal for pets or play, and take advantage of multiple storage buildings for all your tools and gear. A circle driveway and covered parking add convenience and curb appeal, making this home as practical as it is inviting. Whether you're looking for a weekend retreat or a full-time residence, this property offers the relaxed lifestyle of lake living with all the amenities you need.

18. 2026-02-25
    listed $119,900 Active 1023-char remark

    Show marketing remark (1023 chars)

    Nestled in a peaceful lakefront community in Trinity, Texas, this charming 3-bedroom, 3-bathroom home offers the perfect blend of comfort, space, and outdoor living. Situated on a desirable corner lot, the property features a beautifully treed landscape that provides both shade and serenity. Enjoy easy lake access just moments away—ideal for fishing, boating, or simply soaking in the scenic views. The home boasts a spacious kitchen with abundant cabinetry and storage, perfect for cooking and entertaining, and the two nearly new mini splits will keep you heated and cooled to perfection. Step outside to a fully fenced backyard, ideal for pets or play, and take advantage of multiple storage buildings for all your tools and gear. A circle driveway and covered parking add convenience and curb appeal, making this home as practical as it is inviting. Whether you're looking for a weekend retreat or a full-time residence, this property offers the relaxed lifestyle of lake living with all the amenities you need.

19. 2025-10-20
    listed $125,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Nestled in a peaceful lakefront community in Trinity, Texas, this charming 3-bedroom, 3-bathroom home offers the perfect blend of comfort, space, and outdoor living. Situated on a desirable corner lot, the property features a beautifully treed landscape that provides both shade and serenity. Enjoy easy lake access just moments away—ideal for fishing, boating, or simply soaking in the scenic views. The home boasts a spacious kitchen with abundant cabinetry and storage, perfect for cooking and entertaining, and the two nearly new mini splits will keep you heated and cooled to perfection. Step outside to a fully fenced backyard, ideal for pets or play, and take advantage of multiple storage buildings for all your tools and gear. A circle driveway and covered parking add convenience and curb appeal, making this home as practical as it is inviting. Whether you're looking for a weekend retreat or a full-time residence, this property offers the relaxed lifestyle of lake living with all the amenities you need.

20. 2024-07-02
    soldstatus Sold
21. 2024-06-10
    status Pending
22. 2024-05-01
    price $99,000
23. 2024-03-28
    price $105,000
24. 2024-03-27
    listed $95,000 Active
25. 2023-12-06
    soldstatus Sold
26. 2023-11-17
    status Pending
27. 2023-10-31
    status Active
28. 2023-10-28
    status Pending, Continue to Show
29. 2023-10-19
    listed $85,000 Active

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$856/yr (+$71/mo · 64.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $16,385
• − Mortgage interest: −$6,716
• − Property taxes: −$1,338
• − Insurance: −$600
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − HOA: −$324
• − Depreciation: −$3,488
• Taxable income: $1,297
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,826/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

+41.1% since first listed

13 events — show timeline

• 2026-02-25 Price Changed $119,900 HLMLS as distributed by MLS GRID
• 2026-02-25 Listed $119,900 Unlock MLS
• 2025-10-20 Listed $125,000 HLMLS as distributed by MLS GRID
• 2024-07-02 Sold (MLS) — HARMLS
• 2024-06-10 Pending — HARMLS
• 2024-05-01 Price Changed $99,000 HARMLS
• 2024-03-28 Price Changed $105,000 HARMLS
• 2024-03-27 Listed $95,000 HARMLS
• 2023-12-06 Sold (MLS) — HARMLS
• 2023-11-17 Pending — HARMLS
• 2023-10-31 Relisted — HARMLS
• 2023-10-28 Pending — HARMLS
• 2023-10-19 Listed $85,000 HARMLS

Property tax history

+9.9%/yr

Latest (2025): $1,338 · +25.0% YoY. Source: county tax records.