3 Meadowlark · Westwood Shores, TX 75862

$41,500

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 132 Days on market

Built 1979 5,248 sqft lot $39/sqft · at area comps Est $41k · at est. $231/mo HOA · 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Nestled on a peaceful, wooded lot, this inviting home offers the perfect blend of comfort and potential. With brand-new flooring throughout, the space feels fresh and ready for you to make it your own. The thoughtfully designed layout features a generous living area that connects seamlessly to the eat-in kitchen—ideal for both everyday living and hosting friends. Unwind in the spacious primary suite, complete with a private en-suite bath featuring dual vanities and a relaxing soaking tub. Situated in the gated Westwood Shores community, residents enjoy access to a wide range of amenities, including a golf course, fitness center, sports courts, swimming pool, scenic lakes, and more. This is a wonderful opportunity you won’t want to pass up—schedule your private tour today!

Key facts

• Brand-new flooring
• Fitness center
• Dual vanities

Tags

• BRAND-NEW FLOORING
• EAT-IN KITCHEN
• PRIVATE EN-SUITE BATH
• DUAL VANITIES
• SOAKING TUB
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 3.6% in Westwood Shores — 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $72 of equity ($287 loan paydown + $-215 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.99% ✓
• Cap rate: 17.89%
• Cash-on-cash: 41.43%
• DSCR: 2.84
• GRM: 2.8

CMA / ARV

• ARV (median comp): $41,000
• List price: $41,500
• Delta: 1.22%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1171 Cardinal Ln	0.20mi	3/2.0	910 (-14%)	2mo	$35,000	$38	65
28 Heron Ln	0.26mi	3/2.0	924 (-13%)	1mo	$25,000	$27	65
1222 Cardinal Ln	0.23mi	3/2.0	1,216 (+14%)	3mo	$65,000	$53	63
160 Raven	0.27mi	3/2.0	924 (-13%)	12mo	$55,000	$60	56

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

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 3.03×
• Total profit: $23,536
• Equity at exit: $10,989

10-year hold

• IRR: 45.6%
• Equity multiple: 6.04×
• Total profit: $58,541
• Equity at exit: $12,389

Cash invested: $11,620 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$218
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$17
• HOA: −$231
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $401

Break-even live

Break-even rent $733

Max offer price $41,500

Occupancy floor 63%

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: $10,375
• Closing costs: $1,245
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $231 · $2,772/yr
• Likely covers: poolgymsecurity

Listing history 35 events

1. 2026-06-19
   days on market $41,500 Active 132 DOM
2. 2026-06-18
   days on market $41,500 Active 131 DOM
3. 2026-06-17
   days on market $41,500 Active 130 DOM
4. 2026-06-16
   days on market $41,500 Active 129 DOM
5. 2026-06-15
   days on market $41,500 Active 128 DOM
6. 2026-06-14
   days on market $41,500 Active 126 DOM
7. 2026-06-13
   days on market $41,500 Active 125 DOM
8. 2026-06-10
   days on market $41,500 Active 123 DOM
9. 2026-06-09
   days on market $41,500 Active 122 DOM
10. 2026-06-08
    days on market $41,500 Active 121 DOM
11. 2026-06-07
    days on market $41,500 Active 120 DOM
12. 2026-06-05
    days on market $41,500 Active 117 DOM
13. 2026-06-02
    days on market $41,500 Active 115 DOM
14. 2026-06-01
    days on market $41,500 Active 114 DOM
15. 2026-05-31
    days on market $41,500 Active 113 DOM
16. 2026-05-30
    days on market $41,500 Active 112 DOM
17. 2026-05-17
    status Pending 800-char remark

    Show marketing remark (800 chars)

    Nestled on a peaceful, wooded lot, this inviting home offers the perfect blend of comfort and potential. With brand-new flooring throughout, the space feels fresh and ready for you to make it your own. The thoughtfully designed layout features a generous living area that connects seamlessly to the eat-in kitchen—ideal for both everyday living and hosting friends. Unwind in the spacious primary suite, complete with a private en-suite bath featuring dual vanities and a relaxing soaking tub. Situated in the gated Westwood Shores community, residents enjoy access to a wide range of amenities, including a golf course, fitness center, sports courts, swimming pool, scenic lakes, and more. This is a wonderful opportunity you won’t want to pass up—schedule your private tour today!

18. 2026-04-28
    price $41,500 800-char remark

    Show marketing remark (800 chars)

    Nestled on a peaceful, wooded lot, this inviting home offers the perfect blend of comfort and potential. With brand-new flooring throughout, the space feels fresh and ready for you to make it your own. The thoughtfully designed layout features a generous living area that connects seamlessly to the eat-in kitchen—ideal for both everyday living and hosting friends. Unwind in the spacious primary suite, complete with a private en-suite bath featuring dual vanities and a relaxing soaking tub. Situated in the gated Westwood Shores community, residents enjoy access to a wide range of amenities, including a golf course, fitness center, sports courts, swimming pool, scenic lakes, and more. This is a wonderful opportunity you won’t want to pass up—schedule your private tour today!

19. 2026-02-26
    price $42,000 800-char remark

    Show marketing remark (800 chars)

    Nestled on a peaceful, wooded lot, this inviting home offers the perfect blend of comfort and potential. With brand-new flooring throughout, the space feels fresh and ready for you to make it your own. The thoughtfully designed layout features a generous living area that connects seamlessly to the eat-in kitchen—ideal for both everyday living and hosting friends. Unwind in the spacious primary suite, complete with a private en-suite bath featuring dual vanities and a relaxing soaking tub. Situated in the gated Westwood Shores community, residents enjoy access to a wide range of amenities, including a golf course, fitness center, sports courts, swimming pool, scenic lakes, and more. This is a wonderful opportunity you won’t want to pass up—schedule your private tour today!

20. 2026-01-27
    listed $47,000 Active 800-char remark

    Show marketing remark (800 chars)

    Nestled on a peaceful, wooded lot, this inviting home offers the perfect blend of comfort and potential. With brand-new flooring throughout, the space feels fresh and ready for you to make it your own. The thoughtfully designed layout features a generous living area that connects seamlessly to the eat-in kitchen—ideal for both everyday living and hosting friends. Unwind in the spacious primary suite, complete with a private en-suite bath featuring dual vanities and a relaxing soaking tub. Situated in the gated Westwood Shores community, residents enjoy access to a wide range of amenities, including a golf course, fitness center, sports courts, swimming pool, scenic lakes, and more. This is a wonderful opportunity you won’t want to pass up—schedule your private tour today!

21. 2026-01-05
    historical
22. 2025-09-02
    listed $115,000 Active
23. 2023-08-11
    historical
24. 2022-06-17
    soldstatus Sold
25. 2022-05-03
    status Pending
26. 2022-04-28
    status Active
27. 2022-04-23
    status Option Pending
28. 2022-04-14
    status Active
29. 2022-04-06
    status Option Pending
30. 2022-03-23
    listed $62,500 Active
31. 2021-03-26
    soldstatus Sold
32. 2021-03-13
    status Pending
33. 2021-03-05
    status Option Pending
34. 2021-01-16
    listed $34,500 Active
35. 2017-03-10
    soldstatus

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,886
• − Mortgage interest: −$2,325
• − Property taxes: −$1,355
• − Insurance: −$208
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − HOA: −$2,772
• − Depreciation: −$1,207
• Taxable income: $4,638
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $3,701/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood Shores, TX
• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

+20.3% since first listed

19 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-04-28 Price Changed $41,500 HARMLS
• 2026-02-26 Price Changed $42,000 HARMLS
• 2026-01-27 Listed $47,000 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2025-09-02 Listed $115,000 HARMLS
• 2023-08-11 Rental Removed — BUILDIUM
• 2022-06-17 Sold (MLS) — HARMLS
• 2022-05-03 Pending — HARMLS
• 2022-04-28 Relisted — HARMLS
• 2022-04-23 Pending — HARMLS
• 2022-04-14 Relisted — HARMLS
• 2022-04-06 Pending — HARMLS
• 2022-03-23 Listed $62,500 HARMLS
• 2021-03-26 Sold (MLS) — HARMLS
• 2021-03-13 Pending — HARMLS
• 2021-03-05 Pending — HARMLS
• 2021-01-16 Listed $34,500 HARMLS
• 2017-03-10 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,355 · -3.6% YoY. Source: county tax records.