1006 Beverly Cir · Tool, TX 75143

$575,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 27 Days on market

Built 1981 0.26 ac lot $343/sqft · waterfront premium Est $390k · 47% over · waterfront $33/mo HOA

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your lakefront escape—where easy summer days and unforgettable family weekends come to life. This beautifully remodeled 3-bedroom retreat sits on wide-open water, delivering panoramic views, peaceful privacy, and the kind of setting that instantly slows everything down. Step inside to a light-filled, open-concept interior where clean lines and expansive windows frame the lake from nearly every room. The thoughtfully laid out spaces create comfort while creating an atmosphere that feels both elevated and inviting. Indulge in slow mornings with coffee along your private shoreline, host effortlessly against a stunning waterfront backdrop, and end each day with breathtaking sun

Key facts

• Lakefront
• Private shoreline
• Panoramic views

Tags

• LAKEFRONT
• WATERFRONT SERENITY
• PANORAMIC VIEWS
• PRIVATE SHORELINE
• BREATHTAKING SUNSET VIEWS

Property features AI

Finance

• Other: Lake pump on property; Dock permitted; Directions available
• Financial info: Listing accepts Cash, Conventional, FHA
• HOA & community: Mandatory association (Wildwood Acres POA); Annual association fee of 400 (includes management fees); Community features: boat ramp, playground

Exterior

• Parking: Covered parking (2 spaces); 2-space carport; Circular driveway; Additional parking
• Utilities: MUD water; MUD sewer; Cable available; Property in a municipal utility district
• Home design: Single family residence; One story; Residential property; Waterfront property with lake frontage and an uncovered dock permitted
• Construction: Brick construction; Built in 1981; Retaining wall (steel)
• Exterior features: Covered front and rear porches; Covered porch(es); Gutters; Exterior lighting; Shed(s); Many trees; Landscaped; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on one level)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Ceiling fan(s)
• Interior features: Cable TV available; Eat-in kitchen; High speed internet available; Walk-in closet(s); Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/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: $566k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• 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: 442 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 27 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $566,375 (1.5% below list)

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (median comp): $390,256
• List price: $575,000
• Delta: 47.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Beverly Cir	0.00mi	3/2.0	1,676 (0%)	1mo	$575,000	$343	99
2013 Wildwood Way	0.20mi	3/2.0	1,452 (-13%)	1mo	$245,000	$169	67
2404 Southport Tack	0.53mi	3/3.5	1,900 (+13%)	3mo	$545,000	$287	45

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $95,944
• Equity at exit: $85,734

10-year hold

• IRR: 23.6%
• Equity multiple: 3.03×
• Total profit: $327,054
• Equity at exit: $49,715

Cash invested: $161,000 (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: 442
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$469 /mo · $5,624/yr
• Insurance: −$240
• HOA: −$33
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $2,969

Break-even live

Break-even rent $4,755

Max offer price $575,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,295	-5% $3,132	+0% $2,969	+5% $2,807	+10% $2,644
Rent	-10% $2,297	-5% $2,633	+0% $2,969	+5% $3,306	+10% $3,642
Rate	-1.0pp $3,259	-0.5pp $3,116	base $2,969	+0.5pp $2,820	+1.0pp $2,669

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: $143,750
• Closing costs: $17,250
• 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	45d	1	0.28mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 11 events

1. 2026-04-30
   listed $575,000 Active 1061-char remark
2. 2026-04-21
   historical $2,700
3. 2026-03-15
   price $2,700
4. 2025-11-08
   price $2,800
5. 2025-10-18
   listed $3,000
6. 2021-01-06
   soldstatus
7. 2020-06-17
   historical
8. 2020-05-13
   price $355,000
9. 2020-01-16
   price $330,000
10. 2019-10-03
    price $355,000
11. 2019-07-24
    listed $375,000 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: $5,624 · $469/mo
• Projected year-2 tax: $10,522 · $877/mo
• Expected delta: +$4,898/yr (+$408/mo · 87.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 25 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: −$32,209
• − Property taxes: −$5,624
• − Insurance: −$2,875
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − HOA: −$396
• − Depreciation: −$16,727
• Taxable income: $27,990
• Est. tax owed @ 24.0%: −$6,717
• After-tax cash flow: $28,916/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): 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

+53.3% since first listed

15 events — show timeline

• 2026-06-03 Sold (Public Records) — Public Records
• 2026-06-02 Sold (MLS) — NTREIS
• 2026-05-27 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-04-30 Listed $575,000 NTREIS
• 2026-04-21 Rental Removed $2,700 NTREIS
• 2026-03-15 Price Changed $2,700 NTREIS
• 2025-11-08 Price Changed $2,800 NTREIS
• 2025-10-18 Listed for Rent $3,000 NTREIS
• 2021-01-06 Sold (Public Records) — Public Records
• 2020-06-17 Listing Removed — NTREIS
• 2020-05-13 Price Changed $355,000 NTREIS
• 2020-01-16 Price Changed $330,000 NTREIS
• 2019-10-03 Price Changed $355,000 NTREIS
• 2019-07-24 Listed $375,000 NTREIS

Property tax history

+1.1%/yr

Latest (2025): $5,624 · +3.8% YoY. Source: county tax records.