4892 Woodcastle Dr · Sunrise Shores, TX 75758

$115,000

3 bd · 3.0 ba · 1,760 sqft · SingleFamily public records · 285 Days on market

Built 1987 $65/sqft · 56% below area $16/mo HOA · 1% of rent

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impressive two story family home waiting for your personal touches. Enjoy an abundance of natural light and spacious bedrooms. Primary bedroom downstairs with ensuite bathroom, plus an additional bathroom downstairs off the main living area. Upstairs you'll find a third bathroom along with two spacious bedrooms that each open up to the 2nd floor balcony patio. Brand new carpet on the 1st floor and brand new sink in the 1st floor bathroom! This property is just under half an acre on 5 lots. Also enjoy lake community amenities such as fishing, boat launch, club house and playgrounds!

Key facts

• Brand new sink
• Brand new carpet
• Ensuite bathroom

Tags

• TWO STORY FAMILY HOME
• PRIMARY BEDROOM DOWNSTAIRS
• ENSUITE BATHROOM
• 2ND FLOOR BALCONY PATIO
• BRAND NEW CARPET
• BRAND NEW SINK

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% in Sunrise 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 228 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $44k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $115k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.33% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.3

CMA / ARV

• ARV (median comp): $260,664
• List price: $115,000
• Delta: -55.88%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5132 Skyline Dr	0.26mi	3/2.5	1,500 (-15%)	6mo	$195,000	$130	56

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,109
• Equity at exit: $17,147

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $26,636
• Equity at exit: $9,943

Cash invested: $32,200 (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 75758

• Home prices YoY: -27.6%
• Active inventory: 228
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$48
• HOA: −$16
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $309

Break-even live

Break-even rent $1,141

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $374	-5% $341	+0% $309	+5% $276	+10% $244
Rent	-10% $188	-5% $248	+0% $309	+5% $369	+10% $430
Rate	-1.0pp $367	-0.5pp $338	base $309	+0.5pp $279	+1.0pp $248

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: landscaping

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 285 DOM
2. 2026-06-19
   days on market $115,000 Active 283 DOM
3. 2026-06-18
   days on market $115,000 Active 282 DOM
4. 2026-06-17
   days on market $115,000 Active 281 DOM
5. 2026-06-16
   days on market $115,000 Active 280 DOM
6. 2026-06-15
   days on market $115,000 Active 279 DOM
7. 2026-06-14
   days on market $115,000 Active 277 DOM
8. 2026-06-13
   days on market $115,000 Active 276 DOM
9. 2026-06-10
   days on market $115,000 Active 274 DOM
10. 2026-06-09
    days on market $115,000 Active 273 DOM
11. 2026-06-08
    days on market $115,000 Active 272 DOM
12. 2026-06-07
    days on market $115,000 Active 271 DOM
13. 2026-06-02
    days on market $115,000 Active 266 DOM
14. 2026-06-01
    days on market $115,000 Active 265 DOM
15. 2026-05-31
    days on market $115,000 Active 264 DOM
16. 2026-05-30
    days on market $115,000 Active 263 DOM
17. 2026-05-11
    price $115,000 588-char remark

    Show marketing remark (588 chars)

    Impressive two story family home waiting for your personal touches. Enjoy an abundance of natural light and spacious bedrooms. Primary bedroom downstairs with ensuite bathroom, plus an additional bathroom downstairs off the main living area. Upstairs you'll find a third bathroom along with two spacious bedrooms that each open up to the 2nd floor balcony patio. Brand new carpet on the 1st floor and brand new sink in the 1st floor bathroom! This property is just under half an acre on 5 lots. Also enjoy lake community amenities such as fishing, boat launch, club house and playgrounds!

18. 2026-04-22
    price $124,000 588-char remark

    Show marketing remark (588 chars)

    Impressive two story family home waiting for your personal touches. Enjoy an abundance of natural light and spacious bedrooms. Primary bedroom downstairs with ensuite bathroom, plus an additional bathroom downstairs off the main living area. Upstairs you'll find a third bathroom along with two spacious bedrooms that each open up to the 2nd floor balcony patio. Brand new carpet on the 1st floor and brand new sink in the 1st floor bathroom! This property is just under half an acre on 5 lots. Also enjoy lake community amenities such as fishing, boat launch, club house and playgrounds!

19. 2026-02-07
    price $129,000 588-char remark

    Show marketing remark (588 chars)

    Impressive two story family home waiting for your personal touches. Enjoy an abundance of natural light and spacious bedrooms. Primary bedroom downstairs with ensuite bathroom, plus an additional bathroom downstairs off the main living area. Upstairs you'll find a third bathroom along with two spacious bedrooms that each open up to the 2nd floor balcony patio. Brand new carpet on the 1st floor and brand new sink in the 1st floor bathroom! This property is just under half an acre on 5 lots. Also enjoy lake community amenities such as fishing, boat launch, club house and playgrounds!

20. 2025-10-23
    price $149,000 588-char remark

    Show marketing remark (588 chars)

    Impressive two story family home waiting for your personal touches. Enjoy an abundance of natural light and spacious bedrooms. Primary bedroom downstairs with ensuite bathroom, plus an additional bathroom downstairs off the main living area. Upstairs you'll find a third bathroom along with two spacious bedrooms that each open up to the 2nd floor balcony patio. Brand new carpet on the 1st floor and brand new sink in the 1st floor bathroom! This property is just under half an acre on 5 lots. Also enjoy lake community amenities such as fishing, boat launch, club house and playgrounds!

21. 2025-09-10
    listed $159,000 Active 588-char remark

    Show marketing remark (588 chars)

    Impressive two story family home waiting for your personal touches. Enjoy an abundance of natural light and spacious bedrooms. Primary bedroom downstairs with ensuite bathroom, plus an additional bathroom downstairs off the main living area. Upstairs you'll find a third bathroom along with two spacious bedrooms that each open up to the 2nd floor balcony patio. Brand new carpet on the 1st floor and brand new sink in the 1st floor bathroom! This property is just under half an acre on 5 lots. Also enjoy lake community amenities such as fishing, boat launch, club house and playgrounds!

22. 2011-09-15
    soldstatus $32,600
23. 2006-04-24
    soldstatus 247-char remark

    Show marketing remark (247 chars)

    This very nice 3 bedroom, 3 bath 2-story home sits on 5 lots in the Sunrise Shores subdivision on Lake Palestine. Has storage building, 2-car carport/workshop. Porch & balcony run along the front of the house. Property is being sold 'as is'.

24. 2006-03-27
    historical 247-char remark

    Show marketing remark (247 chars)

    This very nice 3 bedroom, 3 bath 2-story home sits on 5 lots in the Sunrise Shores subdivision on Lake Palestine. Has storage building, 2-car carport/workshop. Porch & balcony run along the front of the house. Property is being sold 'as is'.

25. 2005-09-23
    listed $49,000 247-char remark

    Show marketing remark (247 chars)

    This very nice 3 bedroom, 3 bath 2-story home sits on 5 lots in the Sunrise Shores subdivision on Lake Palestine. Has storage building, 2-car carport/workshop. Porch & balcony run along the front of the house. Property is being sold 'as is'.

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,379
• − Mortgage interest: −$6,442
• − Property taxes: −$2,812
• − Insurance: −$575
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − HOA: −$192
• − Depreciation: −$3,345
• Taxable income: $2,072
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,206/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Sunrise Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sunrise Shores, TX
• Population (ZIP): 10,357

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▼ -73.16%
• Current HPI: 192.0837
• 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

+134.7% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $115,000 GTAR
• 2026-04-22 Price Changed $124,000 GTAR
• 2026-02-07 Price Changed $129,000 GTAR
• 2025-10-23 Price Changed $149,000 GTAR
• 2025-09-10 Listed $159,000 GTAR
• 2011-09-15 Sold (Public Records) $32,600 Public Records
• 2006-04-24 Sold (MLS) — NTREIS
• 2006-03-27 Listing Removed — NTREIS
• 2005-09-23 Listed $49,000 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $2,812 · +8.1% YoY. Source: county tax records.