216 E Beachwood Loop · Tool, TX 75163

$307,900

3 bd · 2.0 ba · 1,618 sqft · Land · 63 Days on market

Built 2026 7,710 sqft lot $190/sqft · 15% above area Est $269k · 15% over $23/mo HOA · 1% 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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
• ARV discount +0.9/15.0

Listing remarks MLS

Discover modern living in this beautifully designed home, thoughtfully crafted for comfort and effortless entertaining. This property features a spacious open-concept layout with soaring 10-foot ceilings and a living area that seamlessly connects to the kitchen and dining spaces, creating the perfect flow. The kitchen is a true centerpiece, highlighted by an oversized island ideal for gatherings, custom cabinetry, integrated lighting, and ample storage space. Natural light fills the home, enhancing the elegant finishes and neutral tones throughout. This home offers a well-planned 4-bedroom, 2-bathroom layout, including a dedicated office space perfect for working from home or added flexibility. The split floor plan provides privacy, with a comfortable primary suite featuring ample space and functionality. Step outside to enjoy an expansive backyard designed for relaxation and entertaining, complete with a massive covered patio—perfect for family gatherings and outdoor living. The fully fenced yard adds privacy and security, while the sprinkler system ensures easy maintenance year-round. Located in the desirable Beachwood Estates community, residents enjoy access to Cedar Creek Lake along with exclusive amenities including a community pool, private boat access, and recreational areas—perfect for enjoying a lakeside lifestyle.

Key facts

• 7,710 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $308k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $308k).
• Recommended offer: $289k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $86k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,426 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $268,629
• List price: $307,900
• Delta: 14.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.57×
• Total profit: $49,220
• Equity at exit: $105,665

10-year hold

• IRR: 14.9%
• Equity multiple: 2.82×
• Total profit: $156,805
• Equity at exit: $140,849

Cash invested: $86,212 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,575 medium
• Mortgage (P&I): −$1,615
• Tax est. 1.5%: −$385 /mo · $4,618/yr
• Insurance: −$128
• HOA: −$23
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $673

Break-even live

Break-even rent $2,723

Max offer price $307,900

Occupancy floor 76%

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: $76,975
• Closing costs: $9,237
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.98mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	43d	1	1.00mi
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	43d	1	1.35mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-06-19
   days on market $307,900 Active 63 DOM
2. 2026-06-18
   days on market $307,900 Active 62 DOM
3. 2026-06-17
   days on market $307,900 Active 61 DOM
4. 2026-06-16
   days on market $307,900 Active 60 DOM
5. 2026-06-15
   days on market $307,900 Active 59 DOM
6. 2026-06-14
   days on market $307,900 Active 57 DOM
7. 2026-06-12
   days on market $307,900 Active 56 DOM
8. 2026-06-09
   days on market $307,900 Active 53 DOM
9. 2026-06-08
   days on market $307,900 Active 52 DOM
10. 2026-06-07
    days on market $307,900 Active 51 DOM
11. 2026-06-02
    days on market $307,900 Active 46 DOM
12. 2026-06-01
    days on market $307,900 Active 45 DOM
13. 2026-05-31
    days on market $307,900 Active 44 DOM
14. 2026-05-30
    days on market $307,900 Active 43 DOM
15. 2026-05-18
    price $307,900 1372-char remark

    Show marketing remark (1372 chars)

    Discover modern living in this beautifully designed home, thoughtfully crafted for comfort and effortless entertaining. This property features a spacious open-concept layout with soaring 10-foot ceilings and a living area that seamlessly connects to the kitchen and dining spaces, creating the perfect flow. The kitchen is a true centerpiece, highlighted by an oversized island ideal for gatherings, custom cabinetry, integrated lighting, and ample storage space. Natural light fills the home, enhancing the elegant finishes and neutral tones throughout. This home offers a well-planned 4-bedroom, 2-bathroom layout, including a dedicated office space perfect for working from home or added flexibility. The split floor plan provides privacy, with a comfortable primary suite featuring ample space and functionality. Step outside to enjoy an expansive backyard designed for relaxation and entertaining, complete with a massive covered patio—perfect for family gatherings and outdoor living. The fully fenced yard adds privacy and security, while the sprinkler system ensures easy maintenance year-round. Located in the desirable Beachwood Estates community, residents enjoy access to Cedar Creek Lake along with exclusive amenities including a community pool, private boat access, and recreational areas—perfect for enjoying a lakeside lifestyle.

16. 2026-05-01
    listed $314,900 Active 1358-char remark

    Show marketing remark (1358 chars)

    Discover modern living in this beautifully designed home, thoughtfully crafted for comfort and effortless entertaining. This property features a spacious open-concept layout with soaring 10-foot ceilings and a living area that seamlessly connects to the kitchen and dining spaces, creating the perfect flow. The kitchen is a true centerpiece, highlighted by an oversized island ideal for gatherings, custom cabinetry, integrated lighting, and ample storage space. Natural light fills the home, enhancing the elegant finishes and neutral tones throughout. This home offers a well-planned 4-bedroom, 2-bathroom layout, including a dedicated office space perfect for working from home or added flexibility. The split floor plan provides privacy, with a comfortable primary suite featuring ample space and functionality. Step outside to enjoy an expansive backyard designed for relaxation and entertaining, complete with a massive covered patio—perfect for family gatherings and outdoor living. The fully fenced yard adds privacy and security, while the sprinkler system ensures easy maintenance year-round. Located in the desirable Beachwood Estates community, residents enjoy access to Cedar Creek Lake along with exclusive amenities including a community pool, private boat access, and recreational areas—perfect for enjoying a lakeside lifestyle.

17. 2026-04-16
    listed $314,900 Active 1372-char remark

    Show marketing remark (1372 chars)

    Discover modern living in this beautifully designed home, thoughtfully crafted for comfort and effortless entertaining. This property features a spacious open-concept layout with soaring 10-foot ceilings and a living area that seamlessly connects to the kitchen and dining spaces, creating the perfect flow. The kitchen is a true centerpiece, highlighted by an oversized island ideal for gatherings, custom cabinetry, integrated lighting, and ample storage space. Natural light fills the home, enhancing the elegant finishes and neutral tones throughout. This home offers a well-planned 4-bedroom, 2-bathroom layout, including a dedicated office space perfect for working from home or added flexibility. The split floor plan provides privacy, with a comfortable primary suite featuring ample space and functionality. Step outside to enjoy an expansive backyard designed for relaxation and entertaining, complete with a massive covered patio—perfect for family gatherings and outdoor living. The fully fenced yard adds privacy and security, while the sprinkler system ensures easy maintenance year-round. Located in the desirable Beachwood Estates community, residents enjoy access to Cedar Creek Lake along with exclusive amenities including a community pool, private boat access, and recreational areas—perfect for enjoying a lakeside lifestyle.

18. 2025-11-10
    soldstatus
19. 2025-10-31
    soldstatus Closed
20. 2025-10-21
    status Pending
21. 2025-08-07
    listed $25,000 Active
22. 1990-01-26
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 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: $42,896
• − Mortgage interest: −$17,247
• − Property taxes: −$4,618
• − Insurance: −$1,540
• − Repairs & maintenance: −$3,432
• − Management: −$3,432
• − HOA: −$276
• − Depreciation: −$8,957
• Taxable income: $3,394
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $7,263/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

+1131.6% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $307,900 NTREIS
• 2026-05-01 Listed $314,900 HCBOR
• 2026-04-16 Listed $314,900 NTREIS
• 2025-11-10 Sold (Public Records) — Public Records
• 2025-10-31 Sold (MLS) — NTREIS
• 2025-10-21 Pending — NTREIS
• 2025-08-07 Listed $25,000 NTREIS
• 1990-01-26 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $144 · -31.9% YoY. Source: county tax records.