1519 Cherokee Trce · Tool, TX 75143

$179,500

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 37 Days on market

Built 1980 6,360 sqft lot $180/sqft · 30% below area Est $256k · 30% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• 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

Handyman special A-frame on two large lots in beautiful Trade Winds subdivision. Two-car detached carport, workshop with electricity.

Key facts

• 6,360 sq ft lot
• Built 1980
• Listed 37 days

Property features AI

Finance

• Other: Deed restrictions apply
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association (Association fee listed as $0); Association fee includes sewer

Exterior

• Parking: Additional parking
• Utilities: Co-op water; MUD water; Located in a Municipal Utility District (MUD)
• Home design: Single-family residence; Residential property; Preowned (built in 1980)
• Construction: Built in 1980
• Exterior features: Corner lot; Subdivision location; Water/lake view; Acreage

Interior

• Kitchen: Electric oven
• Bedrooms: Primary bedroom on 2nd level; Total of 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Two levels; Two living areas; One dining area; Room count: 2
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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).
• Market conditions: 440 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.05% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $255,735
• List price: $179,500
• Delta: -29.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Cherokee Trce	0.00mi	2/1.0	996 (0%)	0mo	$179,500	$180	100
604 Kontiki	0.69mi	2/1.0	988 (-1%)	14mo	$155,000	$157	54
1801 Scenic Dr	0.24mi	3/2.0 (+1)	1,144 (+15%)	13mo	$129,999	$114	44
409 Oahu Loop	0.67mi	3/2.0 (+1)	980 (-2%)	21mo	$147,000	$150	40
412 Oahu Loop	0.67mi	3/2.0 (+1)	1,024 (+3%)	23mo	$159,900	$156	36
214 Kanakoa Dr	0.45mi	1/1.0 (-1)	880 (-12%)	24mo	$150,000	$170	35

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-12,224
• Equity at exit: $26,764

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $11,123
• Equity at exit: $15,520

Cash invested: $50,260 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $264

Break-even live

Break-even rent $1,552

Max offer price $179,500

Occupancy floor 81%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1813 Oak Shore Dr Tool, TX	2.0	1.0	905	$1,975	$2.18	43d	1	0.22mi
1933 Island Cir Unit B106 Tool, TX	1.0	1.0	719	$1,350	$1.88	43d	1	1.05mi

Listing history 10 events

1. 2026-06-01
   statusdays on market $179,500 Pending 37 DOM
2. 2026-05-31
   days on market $179,500 Active Option Contract 36 DOM
3. 2026-05-30
   days on market $179,500 Active Option Contract 35 DOM
4. 2026-05-16
   historical Active Option Contract 727-char remark
5. 2026-04-25
   listed $179,500 Active 727-char remark
6. 2022-11-18
   soldstatus
7. 2022-11-15
   soldstatus Closed 133-char remark

   Show marketing remark (133 chars)

   Handyman special A-frame on two large lots in beautiful Trade Winds subdivision. Two-car detached carport, workshop with electricity.

8. 2022-11-07
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Handyman special A-frame on two large lots in beautiful Trade Winds subdivision. Two-car detached carport, workshop with electricity.

9. 2022-10-18
   historical Active Option Contract 133-char remark

   Show marketing remark (133 chars)

   Handyman special A-frame on two large lots in beautiful Trade Winds subdivision. Two-car detached carport, workshop with electricity.

10. 2022-08-30
    listed $115,000 Active 133-char remark

    Show marketing remark (133 chars)

    Handyman special A-frame on two large lots in beautiful Trade Winds subdivision. Two-car detached carport, workshop with electricity.

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $3,285 · $274/mo
• Expected delta: +$765/yr (+$64/mo · 30.4%)

ⓘ 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 ≥111°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $22,641
• − Mortgage interest: −$10,055
• − Property taxes: −$2,520
• − Insurance: −$898
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$5,222
• Taxable income: $325
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,095/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

+56.1% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-06-01 Pending — NTREIS
• 2026-05-16 Contingent — NTREIS
• 2026-04-25 Listed $179,500 NTREIS
• 2022-11-18 Sold (Public Records) — Public Records
• 2022-11-15 Sold (MLS) — NTREIS
• 2022-11-07 Pending — NTREIS
• 2022-10-18 Contingent — NTREIS
• 2022-08-30 Listed $115,000 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $2,520 · +3.3% YoY. Source: county tax records.