2029 Austin Aisle · Tool, TX 75143

$574,900

3 bd · 3.0 ba · 1,658 sqft · SingleFamily public records · 181 Days on market

Built 1967 0.34 ac lot $347/sqft · at area comps Est $820k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy water views from both the front and back of this delightful lakefront property, featuring a beautifully updated 2BR 2BA main home and a charming 2BR 1BA guest house. The main home offers 1,658 sq ft of thoughtfully designed space. Most of the home taken to the studs in 2011, it now showcases hand scraped wood floors, a vaulted pine ceiling, and a cozy wood-burning fireplace in the living room. The kitchen is ideal for entertaining, with travertine tile floors, a farmhouse sink, island, walk-in pantry, and double ovens. Remodeled bath features a Jacuzzi tub. The 652 sq ft guest house includes two bedrooms, a full bath, and a light-filled living room with soaring ceilings. The dining and kitchen area has a refrigerator and bar space plumbed for a sink. Upstairs, a fun sleeping loft accommodates seven with one full bed and three twin beds, plus an additional room with two twin beds perfect for guests or vacation rental flexibility. A spacious courtyard patio connects both homes, and each has its own generous covered deck. The flagstone patio below leads to a fully equipped outdoor kitchen with grill, sink, Green Egg, and warming drawer ideal for lakeside gatherings. After a day on the water, soak in the 8 person hot tub. Ample storage under both homes is perfect for water toys and lawn equipment, and a circular driveway offers plenty of parking. The 2020 built boathouse accommodates a boat and two personal watercraft. Located just around the corner from Lone Star Marina and the popular Tiki Hut Restaurant. Home is offered mostly furnished with a few exclusions making this a turnkey opportunity to enjoy lake living immediately. Watercraft available separately. A fantastic primary home, vacation escape, or could be income producing short-term rental. See agent remarks for exclusions.

Key facts

• Lakefront property
• Guest house
• Vaulted pine ceiling

Tags

• LAKEFRONT PROPERTY
• UPDATED MAIN HOME
• GUEST HOUSE
• HAND SCRAPED WOOD FLOORS
• VAULTED PINE CEILING
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $575k).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 440 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

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $161k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $505,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (median comp): $819,959
• List price: $574,900
• Delta: -29.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Leyte Dr	0.58mi	3/3.0	1,688 (+2%)	1mo	$209,000	$124	69
2024 Austin Aisle	0.05mi	2/2.0 (-1)	1,432 (-14%)	6mo	$645,000	$450	61
1208 Atoll Ct	0.47mi	3/2.0	1,807 (+9%)	0mo	$600,000	$332	59
1805 Oak Shore Dr	0.72mi	2/2.0 (-1)	1,649 (-0%)	6mo	$539,000	$327	52
115 Ridgeoak Way	0.51mi	3/2.0	1,707 (+3%)	23mo	$675,000	$395	48
107 Tanglewood Dr	0.70mi	4/3.0 (+1)	1,720 (+4%)	11mo	$230,000	$134	47
204 Lakeway Blvd	0.67mi	4/2.0 (+1)	1,676 (+1%)	14mo	$269,000	$161	46
2001 Emma Dr	0.37mi	4/2.5 (+1)	1,858 (+12%)	16mo	$675,000	$363	42
114 Ridgeoak Way	0.52mi	3/2.0	1,440 (-13%)	19mo	$735,000	$510	34
120 Ridgeoak Way	0.49mi	3/2.0	1,858 (+12%)	23mo	$835,000	$449	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $100,720
• Equity at exit: $85,719

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $337,213
• Equity at exit: $49,707

Cash invested: $160,972 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 440
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$427 /mo · $5,122/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $3,045

Break-even live

Break-even rent $4,660

Max offer price $574,900

Occupancy floor 59%

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: $143,725
• Closing costs: $17,247
• 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	1.09mi

Listing history 16 events

1. 2026-03-14
   price $574,900 1815-char remark

   Show marketing remark (1827 chars)

   Enjoy water views from both the front and back of this delightful lakefront property, featuring a beautifully updated 2BR/2BA main home and a charming 2BR/1BA guest house. The main home offers 1,658 sq ft of thoughtfully designed space. Most of the home taken to the studs in 2011, it now showcases hand-scraped wood floors, a vaulted pine ceiling, and a cozy wood-burning fireplace in the living room. The kitchen is ideal for entertaining, with travertine tile floors, a farmhouse sink, island, walk-in pantry, and double ovens. Remodeled bath features a Jacuzzi tub. The 652 sq ft guest house includes two bedrooms, a full bath, and a light-filled living room with soaring ceilings. The dining and kitchen area has a refrigerator and bar space plumbed for a sink. Upstairs, a fun sleeping loft accommodates seven with one full bed and three twin beds, plus an additional room with two twin beds—perfect for guests or vacation rental flexibility. A spacious courtyard patio connects both homes, and each has its own generous covered deck. The flagstone patio below leads to a fully equipped outdoor kitchen with grill, sink, Green Egg, and warming drawer—ideal for lakeside gatherings. After a day on the water, soak in the 8-person hot tub. Ample storage under both homes is perfect for water toys and lawn equipment, and a circular driveway offers plenty of parking. The 2020 built boathouse accommodates a boat and two personal watercraft. Located just around the corner from Lone Star Marina and the popular Tiki Hut Restaurant. Home is offered mostly furnished with a few exclusions making this a turnkey opportunity to enjoy lake living immediately. Watercraft available separately. A fantastic primary home, vacation escape, or could be income-producing short-term rental. See agent remarks for exclusions.

2. 2026-03-14
   price $574,900 1827-char remark

   Show marketing remark (1827 chars)

   Enjoy water views from both the front and back of this delightful lakefront property, featuring a beautifully updated 2BR/2BA main home and a charming 2BR/1BA guest house. The main home offers 1,658 sq ft of thoughtfully designed space. Most of the home taken to the studs in 2011, it now showcases hand-scraped wood floors, a vaulted pine ceiling, and a cozy wood-burning fireplace in the living room. The kitchen is ideal for entertaining, with travertine tile floors, a farmhouse sink, island, walk-in pantry, and double ovens. Remodeled bath features a Jacuzzi tub. The 652 sq ft guest house includes two bedrooms, a full bath, and a light-filled living room with soaring ceilings. The dining and kitchen area has a refrigerator and bar space plumbed for a sink. Upstairs, a fun sleeping loft accommodates seven with one full bed and three twin beds, plus an additional room with two twin beds—perfect for guests or vacation rental flexibility. A spacious courtyard patio connects both homes, and each has its own generous covered deck. The flagstone patio below leads to a fully equipped outdoor kitchen with grill, sink, Green Egg, and warming drawer—ideal for lakeside gatherings. After a day on the water, soak in the 8-person hot tub. Ample storage under both homes is perfect for water toys and lawn equipment, and a circular driveway offers plenty of parking. The 2020 built boathouse accommodates a boat and two personal watercraft. Located just around the corner from Lone Star Marina and the popular Tiki Hut Restaurant. Home is offered mostly furnished with a few exclusions making this a turnkey opportunity to enjoy lake living immediately. Watercraft available separately. A fantastic primary home, vacation escape, or could be income-producing short-term rental. See agent remarks for exclusions.

3. 2025-11-25
   listed $599,000 Active 1827-char remark

   Show marketing remark (1827 chars)

   Enjoy water views from both the front and back of this delightful lakefront property, featuring a beautifully updated 2BR/2BA main home and a charming 2BR/1BA guest house. The main home offers 1,658 sq ft of thoughtfully designed space. Most of the home taken to the studs in 2011, it now showcases hand-scraped wood floors, a vaulted pine ceiling, and a cozy wood-burning fireplace in the living room. The kitchen is ideal for entertaining, with travertine tile floors, a farmhouse sink, island, walk-in pantry, and double ovens. Remodeled bath features a Jacuzzi tub. The 652 sq ft guest house includes two bedrooms, a full bath, and a light-filled living room with soaring ceilings. The dining and kitchen area has a refrigerator and bar space plumbed for a sink. Upstairs, a fun sleeping loft accommodates seven with one full bed and three twin beds, plus an additional room with two twin beds—perfect for guests or vacation rental flexibility. A spacious courtyard patio connects both homes, and each has its own generous covered deck. The flagstone patio below leads to a fully equipped outdoor kitchen with grill, sink, Green Egg, and warming drawer—ideal for lakeside gatherings. After a day on the water, soak in the 8-person hot tub. Ample storage under both homes is perfect for water toys and lawn equipment, and a circular driveway offers plenty of parking. The 2020 built boathouse accommodates a boat and two personal watercraft. Located just around the corner from Lone Star Marina and the popular Tiki Hut Restaurant. Home is offered mostly furnished with a few exclusions making this a turnkey opportunity to enjoy lake living immediately. Watercraft available separately. A fantastic primary home, vacation escape, or could be income-producing short-term rental. See agent remarks for exclusions.

4. 2025-11-24
   listed $599,000 Active 1815-char remark

   Show marketing remark (1815 chars)

   Enjoy water views from both the front and back of this delightful lakefront property, featuring a beautifully updated 2BR 2BA main home and a charming 2BR 1BA guest house. The main home offers 1,658 sq ft of thoughtfully designed space. Most of the home taken to the studs in 2011, it now showcases hand scraped wood floors, a vaulted pine ceiling, and a cozy wood-burning fireplace in the living room. The kitchen is ideal for entertaining, with travertine tile floors, a farmhouse sink, island, walk-in pantry, and double ovens. Remodeled bath features a Jacuzzi tub. The 652 sq ft guest house includes two bedrooms, a full bath, and a light-filled living room with soaring ceilings. The dining and kitchen area has a refrigerator and bar space plumbed for a sink. Upstairs, a fun sleeping loft accommodates seven with one full bed and three twin beds, plus an additional room with two twin beds perfect for guests or vacation rental flexibility. A spacious courtyard patio connects both homes, and each has its own generous covered deck. The flagstone patio below leads to a fully equipped outdoor kitchen with grill, sink, Green Egg, and warming drawer ideal for lakeside gatherings. After a day on the water, soak in the 8 person hot tub. Ample storage under both homes is perfect for water toys and lawn equipment, and a circular driveway offers plenty of parking. The 2020 built boathouse accommodates a boat and two personal watercraft. Located just around the corner from Lone Star Marina and the popular Tiki Hut Restaurant. Home is offered mostly furnished with a few exclusions making this a turnkey opportunity to enjoy lake living immediately. Watercraft available separately. A fantastic primary home, vacation escape, or could be income producing short-term rental. See agent remarks for exclusions.

5. 2025-11-22
   historical
6. 2025-07-25
   price $620,000
7. 2025-07-25
   price $620,000
8. 2025-07-09
   price $650,000
9. 2025-07-08
   price $650,000
10. 2025-05-23
    listed $675,000 Active
11. 2025-05-22
    listed $675,000 Active
12. 2011-10-05
    soldstatus
13. 2011-10-03
    soldstatus Closed
14. 2011-08-20
    status Pending
15. 2011-08-08
    historical Active Option Contract
16. 2011-06-18
    listed $149,900 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: $5,122 · $427/mo
• Projected year-2 tax: $10,521 · $877/mo
• Expected delta: +$5,399/yr (+$450/mo · 105.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $102,168
• − Mortgage interest: −$32,203
• − Property taxes: −$5,122
• − Insurance: −$2,874
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − Depreciation: −$16,724
• Taxable income: $28,897
• Est. tax owed @ 24.0%: −$6,935
• After-tax cash flow: $29,603/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

• Census place: Tool, TX
• Population (ZIP): 14,676

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -42.99%
• Current HPI: 332.57
• 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

+283.5% since first listed

16 events — show timeline

• 2026-03-14 Price Changed $574,900 NTREIS
• 2026-03-14 Price Changed $574,900 HCBOR
• 2025-11-25 Listed $599,000 HCBOR
• 2025-11-24 Listed $599,000 NTREIS
• 2025-11-22 Listing Removed — NTREIS
• 2025-07-25 Price Changed $620,000 NTREIS
• 2025-07-25 Price Changed $620,000 HCBOR
• 2025-07-09 Price Changed $650,000 NTREIS
• 2025-07-08 Price Changed $650,000 HCBOR
• 2025-05-23 Listed $675,000 HCBOR
• 2025-05-22 Listed $675,000 NTREIS
• 2011-10-05 Sold (Public Records) — Public Records
• 2011-10-03 Sold (MLS) — NTREIS
• 2011-08-20 Pending — NTREIS
• 2011-08-08 Contingent — NTREIS
• 2011-06-18 Listed $149,900 NTREIS

Property tax history

+4.4%/yr

Latest (2025): $5,122 · +12.3% YoY. Source: county tax records.