28 E Whippoorwill Ln · Westwood Shores, TX 75862

$18,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 5 Days on market

Built 1973 4,212 sqft lot $18/sqft · 53% below area $231/mo HOA · 20% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

3 Bedroom 2 bath, Located in Westwood Shores, residents enjoy fantastic amenities including a swimming pool, tennis and pickleball courts, a private golf course, fitness center, mini golf, boat ramps to Lake Livingston, and a clubhouse with a restaurant. Perfect as a peaceful retreat or a rental investment, this home combines convenience and leisure in a desirable community.

Key facts

• Fitness center
• Pickleball courts
• Mini golf

Tags

• SWIMMING POOL
• TENNIS COURTS
• PICKLEBALL COURTS
• PRIVATE GOLF COURSE
• FITNESS CENTER
• MINI GOLF

Property features AI

Finance

• Financial info: Association fee paid annually
• HOA & community: Part of Westwood Shores association; Association amenities include marina, boat ramp, clubhouse, fitness center, golf course, park, and tennis courts; Annual association fee

Exterior

• Parking: Detached carport; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1973
• Construction: Block foundation; Composition roof
• Exterior features: Cleared lot; Located in a subdivision

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Dishwasher not listed
• Bedrooms: 3 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer listed as appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Cap rate 41.4% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Lansberry El (math 35% / reading 33%, grade F, #2,149 of 4,322 statewide, top 50%, 570 students, 91% FRL); Trinity H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 350 students, 84% FRL) — zoned schools average 87% FRL vs 50% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $31 of equity ($124 loan paydown + $-93 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: severe wind risk, 91% 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 $18,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 6.46% ✓
• Cap rate: 41.39%
• Cash-on-cash: 125.36%
• DSCR: 6.58
• GRM: 1.3

CMA / ARV

• ARV (median comp): $42,000
• List price: $18,000
• Delta: -40.48%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Heron Ln	0.06mi	3/2.0	924 (-6%)	1mo	$25,000	$27	87
1171 Cardinal Ln	0.12mi	3/2.0	910 (-7%)	2mo	$35,000	$38	81
160 Raven	0.11mi	3/2.0	924 (-6%)	12mo	$55,000	$60	76
1002 Cardinal Ln	0.03mi	2/2.0 (-1)	896 (-9%)	8mo	$35,000	$39	73
39 E Whippoorwill Ln	0.06mi	2/2.0 (-1)	840 (-14%)	4mo	$42,000	$50	65
43 Mockingbird Ln	0.06mi	2/2.0 (-1)	840 (-14%)	6mo	$53,000	$63	63

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: —
• Equity multiple: 7.50×
• Total profit: $32,756
• Equity at exit: $4,766

10-year hold

• IRR: —
• Equity multiple: 15.75×
• Total profit: $74,327
• Equity at exit: $5,374

Cash invested: $5,040 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$8
• HOA: −$231
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $527

Break-even live

Break-even rent $497

Max offer price $18,000

Occupancy floor 50%

Sensitivity live

Price	-10% $537	-5% $532	+0% $527	+5% $521	+10% $516
Rent	-10% $435	-5% $481	+0% $527	+5% $572	+10% $618
Rate	-1.0pp $536	-0.5pp $531	base $527	+0.5pp $522	+1.0pp $517

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $231 · $2,772/yr
• Likely covers: poolgym

Listing history 16 events

1. 2026-06-09
   status $18,000 Pending 5 DOM
2. 2026-06-08
   days on market $18,000 Active 5 DOM
3. 2026-06-07
   days on market $18,000 Active 4 DOM
4. 2026-06-05
   pricedays on marketlisting id $18,000 Active 1 DOM
5. 2026-05-30
   days on market $25,000 Active 170 DOM
6. 2026-05-05
   status Active 378-char remark
7. 2026-04-27
   status Pending 378-char remark
8. 2026-04-03
   price $25,000 378-char remark
9. 2026-03-11
   price $28,000 378-char remark
10. 2026-02-03
    price $32,000 378-char remark
11. 2026-01-22
    price $38,000 378-char remark
12. 2025-12-12
    listed $40,000 Active 378-char remark
13. 2025-12-11
    historical
14. 2025-08-07
    price $40,000
15. 2025-07-18
    price $48,000
16. 2025-07-02
    listed $55,000 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: $712 · $59/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $13,956
• − Mortgage interest: −$1,008
• − Property taxes: −$712
• − Insurance: −$90
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$2,772
• − Depreciation: −$524
• Taxable income: $6,617
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $4,730/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

• Census place: Westwood Shores, TX
• 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

-67.3% since first listed

14 events — show timeline

• 2026-06-08 Pending — HARMLS
• 2026-06-03 Listed $18,000 HARMLS
• 2026-05-30 Listing Removed — HARMLS
• 2026-05-05 Relisted — HARMLS
• 2026-04-27 Pending — HARMLS
• 2026-04-03 Price Changed $25,000 HARMLS
• 2026-03-11 Price Changed $28,000 HARMLS
• 2026-02-03 Price Changed $32,000 HARMLS
• 2026-01-22 Price Changed $38,000 HARMLS
• 2025-12-12 Listed $40,000 HARMLS
• 2025-12-11 Listing Removed — HARMLS
• 2025-08-07 Price Changed $40,000 HARMLS
• 2025-07-18 Price Changed $48,000 HARMLS
• 2025-07-02 Listed $55,000 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $712 · -3.2% YoY. Source: county tax records.