123 Channelview Dr · Tool, TX 75163

$295,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 11 Days on market

Built 2023 Good condition 6,055 sqft lot $165/sqft · at area comps Est $289k · at est. $45/mo HOA · 1% of rent ↓ 31% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.6/15.0
• Appreciation +5.5/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

Key facts

• Gated community
• Lake community
• Oversized island

Tags

• LAKE COMMUNITY
• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• WOOD-BURNING FIREPLACE
• OVERSIZED ISLAND
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $295k).
• Cap rate 25.2% 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; 1 comparable units currently listed for rent nearby; 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 $83k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $154k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $295,000

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. 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.
4. 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.
5. 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: 2.89% ✓
• Cap rate: 25.18%
• Cash-on-cash: 67.44%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (median comp): $288,939
• List price: $295,000
• Delta: 2.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Driftwood Dr	0.28mi	3/2.0	1,721 (-4%)	2mo	$317,000	$184	79
127 Parkside Dr	0.12mi	3/2.0	1,590 (-11%)	0mo	$298,900	$188	75
105 Parkside Dr	0.10mi	4/2.0 (+1)	1,925 (+7%)	3mo	$329,900	$171	75
109 Dogwood Dr	0.15mi	3/2.0	1,656 (-8%)	7mo	$275,000	$166	75
119 Driftwood Dr	0.19mi	3/2.0	1,645 (-8%)	8mo	$254,900	$155	71
110 Dogwood Dr	0.18mi	3/2.0	1,602 (-11%)	7mo	$279,000	$174	68
113 Dogwood Dr	0.16mi	4/2.0 (+1)	1,618 (-10%)	5mo	$295,000	$182	67
125 Quail Run Rd	0.27mi	3/2.0	1,950 (+9%)	8mo	$370,000	$190	66
202 Morning Dove Dr	0.47mi	3/2.0	1,606 (-10%)	5mo	$269,900	$168	57
307 Beachside Dr	0.33mi	4/3.0 (+1)	2,000 (+12%)	0mo	$529,900	$265	56
109 Quail Run Rd	0.27mi	4/2.5 (+1)	2,050 (+14%)	3mo	$349,900	$171	53
100 Indian Blanket Ln	0.51mi	3/2.5	1,534 (-14%)	8mo	$345,000	$225	44

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: 70.4%
• Equity multiple: 4.65×
• Total profit: $301,847
• Equity at exit: $101,238

10-year hold

• IRR: 71.4%
• Equity multiple: 9.48×
• Total profit: $700,218
• Equity at exit: $134,948

Cash invested: $82,600 (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: 2.9×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$45
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $4,642

Break-even live

Break-even rent $2,638

Max offer price $295,000

Occupancy floor 40%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	43d	1	1.40mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: watersecurity

Listing history 27 events

1. 2026-06-19
   days on market $295,000 Active 11 DOM
2. 2026-06-18
   days on market $295,000 Active 10 DOM
3. 2026-06-17
   days on market $295,000 Active 9 DOM
4. 2026-06-16
   days on market $295,000 Active 8 DOM
5. 2026-06-15
   days on market $295,000 Active 7 DOM
6. 2026-06-14
   days on market $295,000 Active 5 DOM
7. 2026-06-12
   days on market $295,000 Active 4 DOM
8. 2026-06-09
   days on marketlisting id $295,000 Active 1 DOM
9. 2026-06-02
   days on market $295,000 Active 817 DOM
10. 2026-06-01
    days on market $295,000 Active 816 DOM
11. 2026-05-31
    days on market $295,000 Active 815 DOM
12. 2026-05-30
    days on market $295,000 Active 814 DOM
13. 2026-03-12
    price $295,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

14. 2026-03-12
    price $295 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

15. 2026-01-04
    price $309,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

16. 2025-10-22
    price $325,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

17. 2025-08-19
    price $350,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

18. 2025-08-19
    status Active 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

19. 2024-07-02
    price $377,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

20. 2024-06-04
    price $399,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

21. 2024-04-24
    price $429,000 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

22. 2024-01-09
    listed $449,000 Active 983-char remark

    Show marketing remark (983 chars)

    The happy family starts here, at new and beautiful home. A traditional style mix classic with modern elements of design. This new construction is located in a gated community. This home is 1796 and 2300 SF under roof. Home with 3 bedrooms, 2 full bathrooms and an open floorplan. It has a large living area with a built-in fireplace with 10-foot ceiling. kitchen has a large pantry and large island with granite countertops. All cabinets are built in and there is a room for appliances, ready to install. Split bedroom design with a stunning view from everywhere, beauty and shine entrance from you can see a dainty garden at the entrance and an elegant formal view. Beautiful Two car garage door with a door opener with a shine brig floor. Home also has hurricane clips throughout the home for extra security. Come and see this new home at Waterfront Neighborhood. Cedar Creek Lake TX. Make an offer!!!!! I wait for it .....We lower the price to sale fast !!!!!! Make an offer

23. 2023-12-29
    historical
24. 2023-12-14
    price $449,000
25. 2023-10-12
    price $469,000
26. 2023-08-01
    listed $479,000 Active
27. 2023-03-17
    listed $429,000 Active

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

Taxation est. · year 1

• Rental income: $102,168
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − HOA: −$540
• − Depreciation: −$8,582
• Taxable income: $54,275
• Est. tax owed @ 24.0%: −$13,026
• After-tax cash flow: $42,683/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is located in a gated community and has a modern kitchen and hardwood floors. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping and irrigation system — Improves curb appeal and water efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping and irrigation system — Improves curb appeal and water efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 2,569
• 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

-31.2% since first listed

15 events — show timeline

• 2026-03-12 Price Changed $295,000 NTREIS
• 2026-03-12 Price Changed $295 NTREIS
• 2026-01-04 Price Changed $309,000 NTREIS
• 2025-10-22 Price Changed $325,000 NTREIS
• 2025-08-19 Price Changed $350,000 NTREIS
• 2025-08-19 Relisted — NTREIS
• 2024-07-02 Price Changed $377,000 NTREIS
• 2024-06-04 Price Changed $399,000 NTREIS
• 2024-04-24 Price Changed $429,000 NTREIS
• 2024-01-09 Listed $449,000 NTREIS
• 2023-12-29 Listing Removed — NTREIS
• 2023-12-14 Price Changed $449,000 NTREIS
• 2023-10-12 Price Changed $469,000 NTREIS
• 2023-08-01 Listed $479,000 NTREIS
• 2023-03-17 Listed $429,000 NTREIS