216 E Beachwood Loop · Trinidad, TX 75163

$288,999

4 bd · 2.0 ba · 1,618 sqft · Land · 14 Days on market

Built 2026 Excellent condition 7,710 sqft lot 2-car garage $179/sqft · 8% above area Est $269k · 8% over $43/mo HOA · 1% 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.4/10.0
• Appreciation +5.5/10.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• ARV discount +4.1/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

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

• Gated community
• Exposed wood beam
• Extra large island

Tags

• GATED COMMUNITY
• DEDICATED FRONT OFFICE
• CHEF INSPIRED KITCHEN
• EXTRA LARGE ISLAND
• CERAMIC TILE FLOORING
• EXPOSED WOOD BEAM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $289k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Cap rate 9.5% vs local median 2.7% in Trinidad — 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 57/100 on livability (#1,274 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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.
• Zoned schools: Malakoff El (math 58% / reading 54%, grade C+, #574 of 4,322 statewide, top 14%, 457 students, 75% FRL); Malakoff Middle (math 48% / reading 54%, grade C, #326 of 1,662 statewide, top 20%, 323 students, 72% FRL); Malakoff H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 378 students, 62% FRL).
• Market conditions: 188 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• At $3,575/mo this rent would consume 74% of the median local household income ($58k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 $81k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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

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

Recommended offer $288,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.24% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $268,635
• List price: $288,999
• Delta: 11.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Waterboard Rd	0.12mi	3/2.0 (-1)	1,552 (-4%)	1mo	$285,000	$184	82
435 Waterboard Dr	0.22mi	3/2.0 (-1)	1,638 (+1%)	2mo	$292,000	$178	82
212 E Beachwood Loop	0.02mi	3/2.0 (-1)	1,500 (-7%)	3mo	$272,500	$182	79
127 Parkside Dr	0.33mi	3/2.0 (-1)	1,590 (-2%)	2mo	$298,900	$188	75
207 Driftwood Dr	0.18mi	3/2.0 (-1)	1,721 (+6%)	4mo	$317,000	$184	73
429 Waterboard Dr	0.22mi	3/2.0 (-1)	1,500 (-7%)	0mo	$285,000	$190	72
433 Waterboard Dr	0.22mi	3/2.0 (-1)	1,780 (+10%)	0mo	$304,000	$171	68
307 Beachside Dr	0.20mi	4/3.0	2,000 (+24%)	2mo	$529,900	$265	60
102 Channelview	0.47mi	3/2.0 (-1)	1,450 (-10%)	4mo	$269,000	$186	52
1006 Beverly Cir	1.16mi	3/2.0 (-1)	1,676 (+4%)	2mo	$575,000	$343	52
2013 Wildwood Way	1.24mi	3/2.0 (-1)	1,452 (-10%)	2mo	$245,000	$169	41
119 Hilltop Dr	0.99mi	3/2.5 (-1)	1,900 (+17%)	2mo	$550,000	$289	32

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: 13.5%
• Equity multiple: 1.69×
• Total profit: $55,893
• Equity at exit: $99,179

10-year hold

• IRR: 17.1%
• Equity multiple: 3.08×
• Total profit: $168,148
• Equity at exit: $132,203

Cash invested: $80,920 (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: 188
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,575 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$43
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $784

Break-even live

Break-even rent $2,583

Max offer price $288,999

Occupancy floor 73%

Sensitivity live

Price	-10% $984	-5% $884	+0% $784	+5% $684	+10% $584
Rent	-10% $501	-5% $643	+0% $784	+5% $925	+10% $1,066
Rate	-1.0pp $929	-0.5pp $857	base $784	+0.5pp $709	+1.0pp $633

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: $72,250
• Closing costs: $8,670
• Club membership (one-time): —
• 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	93d	1	0.98mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	93d	1	1.00mi
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	93d	1	1.35mi

Property features AI

Finance

• Other: Property listed as for sale by builder (builder special listing conditions)Excludes all staging furniture
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA managed by Blue Hawk ManagementHOA fee $520 annually (includes management fees)

Exterior

• Parking: Attached 2-car garage (garage faces front) with garage door opener2 covered parking spaces
• Security: Gated community
• Utilities: City waterCity sewerElectricity availableLocated in a Municipal Utility District (MUD)
• Home design: Single family residence (residential)One storyNew construction completed in 2026Deed restrictions in place
• Construction: Composition roofSlab foundationNew construction (2026)
• Exterior features: Covered porch(es)Easements for utilitiesLocated in a gated community with lake, community pool, pool, clubhouse, boat ramp, playground, and fishing

Interior

• Kitchen: DishwasherDisposalElectric rangeKitchen islandGranite countersPantryEat-in kitchen
• Bedrooms: 4 bedrooms totalPrimary bedroom on main level with dual sinks and walk-in closet
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipmentFireplace insertCentral air with ENERGY STAR qualified equipmentCeiling fan(s)
• Interior features: Open floorplan with decorative lightingEat-in kitchen with granite counters and kitchen islandPantryWalk-in closet(s)One living area and one dining area
• Laundry & utility: Electric water heater

HOA detail $43/mo · $516/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $288,999 Active 14 DOM
2. 2026-08-07
   days on market $288,999 Active 13 DOM
3. 2026-08-06
   days on market $288,999 Active 12 DOM
4. 2026-08-05
   days on market $288,999 Active 11 DOM
5. 2026-08-04
   days on market $288,999 Active 10 DOM
6. 2026-08-03
   pricedays on market $288,999 Active 9 DOM
7. 2026-07-31
   days on market $299,900 Active 6 DOM
8. 2026-07-29
   days on market $299,900 Active 4 DOM
9. 2026-07-27
   pricedays on marketlisting id $299,900 Active 2 DOM
10. 2026-07-25
    days on market $314,900 Active 85 DOM
11. 2026-07-24
    days on market $314,900 Active 84 DOM
12. 2026-07-23
    days on market $314,900 Active 83 DOM
13. 2026-07-22
    days on market $314,900 Active 82 DOM
14. 2026-07-21
    pricedays on marketlisting id $314,900 Active 81 DOM
15. 2026-07-18
    days on market $299,900 Active 92 DOM
16. 2026-07-17
    days on market $299,900 Active 90 DOM
17. 2026-07-16
    days on market $299,900 Active 89 DOM
18. 2026-07-14
    days on market $299,900 Active 88 DOM
19. 2026-07-13
    days on market $299,900 Active 87 DOM
20. 2026-07-12
    days on market $299,900 Active 86 DOM
21. 2026-07-11
    days on market $299,900 Active 85 DOM
22. 2026-07-10
    days on market $299,900 Active 84 DOM
23. 2026-07-09
    days on market $299,900 Active 83 DOM
24. 2026-07-08
    days on market $299,900 Active 82 DOM
25. 2026-07-07
    days on market $299,900 Active 81 DOM
26. 2026-07-06
    days on market $299,900 Active 80 DOM
27. 2026-07-05
    days on market $299,900 Active 79 DOM
28. 2026-07-04
    days on market $299,900 Active 78 DOM
29. 2026-07-03
    days on market $299,900 Active 77 DOM
30. 2026-07-02
    days on market $299,900 Active 76 DOM
31. 2026-07-01
    days on market $299,900 Active 75 DOM
32. 2026-06-30
    days on market $299,900 Active 74 DOM
33. 2026-06-29
    days on market $299,900 Active 73 DOM
34. 2026-06-28
    days on market $299,900 Active 72 DOM
35. 2026-06-27
    days on market $299,900 Active 71 DOM
36. 2026-06-26
    pricedays on market $299,900 Active 69 DOM
37. 2026-06-22
    days on market $307,900 Active 66 DOM
38. 2026-06-19
    days on market $307,900 Active 63 DOM
39. 2026-06-18
    days on market $307,900 Active 62 DOM
40. 2026-06-17
    days on market $307,900 Active 61 DOM
41. 2026-06-16
    days on market $307,900 Active 60 DOM
42. 2026-06-15
    days on market $307,900 Active 59 DOM
43. 2026-06-14
    days on market $307,900 Active 57 DOM
44. 2026-06-12
    days on market $307,900 Active 56 DOM
45. 2026-06-09
    days on market $307,900 Active 53 DOM
46. 2026-06-08
    days on market $307,900 Active 52 DOM
47. 2026-06-07
    days on market $307,900 Active 51 DOM
48. 2026-06-02
    days on market $307,900 Active 46 DOM
49. 2026-06-01
    days on market $307,900 Active 45 DOM
50. 2026-05-31
    days on market $307,900 Active 44 DOM

ⓘ 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 5/10 Major
• 🌡 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: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,432
• − Management: −$3,432
• − HOA: −$516
• − Depreciation: −$8,407
• Taxable income: $5,141
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $8,172/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can increase the home's rental value by making it more appealing to tenants. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Malakoff El C+ TX #574/4,322 Nat'l #9,382/41,679 Middle Malakoff Middle C TX #326/1,662 Nat'l #3,276/14,009 High Malakoff H S D- TX #591/1,632 Nat'l #6,330/17,239

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

D Composite livability gradescore 57/100

Livability — Trinidad

• Score: 57/100
• State rank: #1274
• US rank: #22143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henderson · 80,471 people
• City population: 2,569
• Population (ZIP): 2,569
• Household income: $57,989
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property listed as for sale by builder (builder special listing conditions)Excludes all staging furniture
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA managed by Blue Hawk ManagementHOA fee $520 annually (includes management fees)

Exterior

• Parking: Attached 2-car garage (garage faces front) with garage door opener2 covered parking spaces
• Security: Gated community
• Utilities: City waterCity sewerElectricity availableLocated in a Municipal Utility District (MUD)
• Home design: Single family residence (residential)One storyNew construction completed in 2026Deed restrictions in place
• Construction: Composition roofSlab foundationNew construction (2026)
• Exterior features: Covered porch(es)Easements for utilitiesLocated in a gated community with lake, community pool, pool, clubhouse, boat ramp, playground, and fishing

Interior

• Kitchen: DishwasherDisposalElectric rangeKitchen islandGranite countersPantryEat-in kitchen
• Bedrooms: 4 bedrooms totalPrimary bedroom on main level with dual sinks and walk-in closet
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipmentFireplace insertCentral air with ENERGY STAR qualified equipmentCeiling fan(s)
• Interior features: Open floorplan with decorative lightingEat-in kitchen with granite counters and kitchen islandPantryWalk-in closet(s)One living area and one dining area
• Laundry & utility: Electric water heater

Price history

+1099.6% since first listed

11 events — show timeline

• 2026-07-25 Listed $299,900 NTREIS
• 2026-07-20 Listing Removed — NTREIS
• 2026-06-24 Price Changed $299,900 NTREIS
• 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.