151 Canadian Dr · Westwood Shores, TX 75862

$99,900

1 bd · 1.0 ba · 544 sqft · SingleFamily public records · 146 Days on market

Built 2017 5,000 sqft lot $184/sqft · 20% above area Est $115k · 13% under $36/mo HOA · 4% of rent

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Why this score? — see what drove the C 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 +16.9/30.0
• ARV discount +13.4/15.0
• DSCR +5.3/10.0
• Appreciation +4.7/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your cozy lake getaway in the sought-after, gated community of Harbor Point! This well-maintained 1-bedroom, 1-bath cabin is full of charm and comfort—perfect for weekend escapes or easy full-time living. Inside you’ll find an open-concept layout with a full kitchen and inviting living space. Step outside to the large covered front porch, ideal for sipping coffee, enjoying sunsets, or gathering with family and friends. The private lot provides ample room to park your boat or RV, so you’re always ready for your next lake adventure. Harbor Point offers fantastic amenities including a private boat ramp, fishing pier, community pool just steps away, clubhouse with activities, mini golf, playground, and picnic areas. With a full-time attendant at the gated entrance and a quiet, friendly atmosphere close to town, you’ll feel right at home. If fishing, relaxing, and enjoying lake life are your passions—this is the place for you!

Key facts

• Gated community
• Private lot
• Fishing pier

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• LARGE COVERED FRONT PORCH
• PRIVATE LOT
• PRIVATE BOAT RAMP
• FISHING PIER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $67 ($799/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 $89k (10.8% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Groveton ISD (rural): math 45% / reading 46% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $175 of equity ($691 loan paydown + $-516 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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 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. 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: 0.89% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $114,998
• List price: $99,900
• Delta: -13.13%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,102
• Equity at exit: $26,453

10-year hold

• IRR: 5.2%
• Equity multiple: 1.53×
• Total profit: $14,879
• Equity at exit: $29,823

Cash invested: $27,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$42
• HOA: −$36
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $67

Break-even live

Break-even rent $807

Max offer price $99,900

Occupancy floor 88%

Sensitivity live

Price	-10% $123	-5% $95	+0% $67	+5% $38	+10% $10
Rent	-10% $-4	-5% $31	+0% $67	+5% $102	+10% $137
Rate	-1.0pp $117	-0.5pp $92	base $67	+0.5pp $41	+1.0pp $14

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: poolsecurity

Listing history 25 events

1. 2026-06-19
   days on market $99,900 Active 146 DOM
2. 2026-06-18
   days on market $99,900 Active 145 DOM
3. 2026-06-17
   days on market $99,900 Active 144 DOM
4. 2026-06-16
   days on market $99,900 Active 143 DOM
5. 2026-06-15
   days on market $99,900 Active 142 DOM
6. 2026-06-14
   days on market $99,900 Active 140 DOM
7. 2026-06-13
   days on market $99,900 Active 139 DOM
8. 2026-06-10
   days on market $99,900 Active 137 DOM
9. 2026-06-09
   days on market $99,900 Active 136 DOM
10. 2026-06-08
    days on market $99,900 Active 135 DOM
11. 2026-06-07
    days on market $99,900 Active 134 DOM
12. 2026-06-05
    days on market $99,900 Active 131 DOM
13. 2026-06-02
    days on market $99,900 Active 129 DOM
14. 2026-06-01
    days on market $99,900 Active 128 DOM
15. 2026-05-31
    days on market $99,900 Active 127 DOM
16. 2026-05-30
    days on market $99,900 Active 126 DOM
17. 2026-05-06
    price $99,900 979-char remark

    Show marketing remark (979 chars)

    Welcome to your cozy lake getaway in the sought-after, gated community of Harbor Point! This well-maintained 1-bedroom, 1-bath cabin is full of charm and comfort—perfect for weekend escapes or easy full-time living. Inside you’ll find an open-concept layout with a full kitchen and inviting living space. Step outside to the large covered front porch, ideal for sipping coffee, enjoying sunsets, or gathering with family and friends. The private lot provides ample room to park your boat or RV, so you’re always ready for your next lake adventure. Harbor Point offers fantastic amenities including a private boat ramp, fishing pier, community pool just steps away, clubhouse with activities, mini golf, playground, and picnic areas. With a full-time attendant at the gated entrance and a quiet, friendly atmosphere close to town, you’ll feel right at home. If fishing, relaxing, and enjoying lake life are your passions—this is the place for you!

18. 2026-01-28
    status Active 979-char remark

    Show marketing remark (979 chars)

    Welcome to your cozy lake getaway in the sought-after, gated community of Harbor Point! This well-maintained 1-bedroom, 1-bath cabin is full of charm and comfort—perfect for weekend escapes or easy full-time living. Inside you’ll find an open-concept layout with a full kitchen and inviting living space. Step outside to the large covered front porch, ideal for sipping coffee, enjoying sunsets, or gathering with family and friends. The private lot provides ample room to park your boat or RV, so you’re always ready for your next lake adventure. Harbor Point offers fantastic amenities including a private boat ramp, fishing pier, community pool just steps away, clubhouse with activities, mini golf, playground, and picnic areas. With a full-time attendant at the gated entrance and a quiet, friendly atmosphere close to town, you’ll feel right at home. If fishing, relaxing, and enjoying lake life are your passions—this is the place for you!

19. 2026-01-21
    historical 979-char remark

    Show marketing remark (979 chars)

    Welcome to your cozy lake getaway in the sought-after, gated community of Harbor Point! This well-maintained 1-bedroom, 1-bath cabin is full of charm and comfort—perfect for weekend escapes or easy full-time living. Inside you’ll find an open-concept layout with a full kitchen and inviting living space. Step outside to the large covered front porch, ideal for sipping coffee, enjoying sunsets, or gathering with family and friends. The private lot provides ample room to park your boat or RV, so you’re always ready for your next lake adventure. Harbor Point offers fantastic amenities including a private boat ramp, fishing pier, community pool just steps away, clubhouse with activities, mini golf, playground, and picnic areas. With a full-time attendant at the gated entrance and a quiet, friendly atmosphere close to town, you’ll feel right at home. If fishing, relaxing, and enjoying lake life are your passions—this is the place for you!

20. 2026-01-17
    listed $110,000 Active 979-char remark

    Show marketing remark (979 chars)

    Welcome to your cozy lake getaway in the sought-after, gated community of Harbor Point! This well-maintained 1-bedroom, 1-bath cabin is full of charm and comfort—perfect for weekend escapes or easy full-time living. Inside you’ll find an open-concept layout with a full kitchen and inviting living space. Step outside to the large covered front porch, ideal for sipping coffee, enjoying sunsets, or gathering with family and friends. The private lot provides ample room to park your boat or RV, so you’re always ready for your next lake adventure. Harbor Point offers fantastic amenities including a private boat ramp, fishing pier, community pool just steps away, clubhouse with activities, mini golf, playground, and picnic areas. With a full-time attendant at the gated entrance and a quiet, friendly atmosphere close to town, you’ll feel right at home. If fishing, relaxing, and enjoying lake life are your passions—this is the place for you!

21. 2025-11-30
    historical
22. 2025-05-21
    listed $104,999 Active
23. 2024-11-30
    historical
24. 2024-05-23
    listed $99,000 Active
25. 2009-10-14
    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: $429 · $36/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$1,399/yr (+$117/mo · 326.4%)

ⓘ 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 97% 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: $10,691
• − Mortgage interest: −$5,596
• − Property taxes: −$429
• − Insurance: −$500
• − Repairs & maintenance: −$855
• − Management: −$855
• − HOA: −$432
• − Depreciation: −$2,906
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,011/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: Groveton ISD
• NCES district ID: 4821900
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $36,375
• Composite: 37.76/100
• National rank: #4348
• State rank: #281 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

+0.9% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $99,900 HARMLS
• 2026-01-28 Relisted — HARMLS
• 2026-01-21 Listing Removed — HARMLS
• 2026-01-17 Listed $110,000 HARMLS
• 2025-11-30 Listing Removed — HARMLS
• 2025-05-21 Listed $104,999 HARMLS
• 2024-11-30 Listing Removed — HARMLS
• 2024-05-23 Listed $99,000 HARMLS
• 2009-10-14 Sold (Public Records) — Public Records

Property tax history

+23.0%/yr

Latest (2025): $429 · -5.3% YoY. Source: county tax records.