812 Cedarcrest Dr · Tool, TX 75143

$125,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 102 Days on market

Built 1970 Fair condition 0.40 ac lot Garage $121/sqft · 27% below area Est $171k · 27% under $5/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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.8/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this hidden gem just minutes from the lake! Located in a desirable location with strong upside, this fixer-upper offers a rare opportunity for investors, flippers, or buyers looking to create their own fishing retreat. Surrounded by natural beauty and recreational opportunities, this location is ideal for those seeking both tranquility and convenience. Whether you're looking to renovate and resell or hold and build equity, this is a project with serious potential. Bring your ideas and make this property shine—opportunities like this don’t last long! Approximate lot size of 0.25acres. Only lot 59 is included in this listing.

Key facts

• 0.4 acre lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.4% 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: Tool El (math 32% / reading 62%, grade D-, #1,006 of 4,322 statewide, top 25%, 267 students, 80% 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: 542 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (median comp): $170,606
• List price: $125,000
• Delta: -26.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Ridgewood Dr	0.23mi	2/1.0 (-1)	1,080 (+4%)	20mo	$159,900	$148	61
1013 Whispering Springs Dr	0.56mi	3/2.0	1,064 (+3%)	17mo	$149,900	$141	51
816 Bradleys Bnd	0.71mi	2/1.0 (-1)	1,100 (+6%)	7mo	$155,000	$141	46
909 Royal Way	0.31mi	3/2.0	1,152 (+11%)	22mo	$125,000	$109	44
901 Rim of The World	0.89mi	2/1.0 (-1)	1,104 (+7%)	7mo	$195,000	$177	43
925 Angies Xing	0.86mi	3/2.0	1,152 (+11%)	3mo	$180,000	$156	40
9532 Rolling Acres Rd	0.87mi	3/1.0	1,218 (+18%)	24mo	$230,000	$189	20

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: $-8,512
• Equity at exit: $18,638

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $7,799
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $214,250 ($202/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75143

• Home prices YoY: -11.4%
• Active inventory: 542
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$52
• HOA: −$5
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $184

Break-even live

Break-even rent $1,118

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $255	-5% $219	+0% $184	+5% $148	+10% $113
Rent	-10% $77	-5% $131	+0% $184	+5% $237	+10% $291
Rate	-1.0pp $247	-0.5pp $216	base $184	+0.5pp $151	+1.0pp $119

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 Queens Dr Tool, TX	3.0	1.5	1400	$995	$0.71	29d	1	0.14mi
714 Cedarcrest Dr Tool, TX	3.0	2.0	1187	$1,700	$1.43	29d	1	0.15mi
1012 Whispering Springs Dr Tool, TX	2.0	2.0	904	$1,290	$1.43	93d	1	0.56mi

Property features AI

Finance

• Other: Lot 58 is excluded and is listed for sale separately
• Financial info: Acceptable listing terms: Cash, ConventionalSecond mortgage: No
• HOA & community: Mandatory association (Cedarcrest Shores POA)Annual HOA fee of $60Association fee includes full use of facilities

Exterior

• Parking: Has garage (garage spaces not specified)No covered or carport spaces recorded
• Security: No security details provided
• Utilities: Asphalt utilities/drivewayNo municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1970Not attached to another unit
• Construction: Wood construction
• Exterior features: Circular drivewayAdditional parkingLot under 0.5 acre (about 0.4 acre)Subdivision: Cedarcrest Shores Estate

Interior

• Kitchen: Electric cooktopElectric oven
• Bedrooms: 3 bedrooms (all on the main level; primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level homeBasementBrick fireplaceOther interior featuresLiving area approximately 1,036
• Laundry & utility: No specific laundry details provided

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 102 DOM
2. 2026-08-07
   days on market $125,000 Active 101 DOM
3. 2026-08-06
   days on market $125,000 Active 100 DOM
4. 2026-08-05
   days on market $125,000 Active 99 DOM
5. 2026-08-04
   days on market $125,000 Active 98 DOM
6. 2026-08-03
   days on market $125,000 Active 97 DOM
7. 2026-07-31
   days on market $125,000 Active 94 DOM
8. 2026-07-29
   days on market $125,000 Active 92 DOM
9. 2026-07-27
   days on market $125,000 Active 90 DOM
10. 2026-07-25
    days on market $125,000 Active 88 DOM
11. 2026-07-24
    days on market $125,000 Active 87 DOM
12. 2026-07-23
    days on market $125,000 Active 86 DOM
13. 2026-07-22
    days on market $125,000 Active 85 DOM
14. 2026-07-21
    days on market $125,000 Active 84 DOM
15. 2026-07-18
    days on market $125,000 Active 81 DOM
16. 2026-07-17
    days on market $125,000 Active 79 DOM
17. 2026-07-16
    days on market $125,000 Active 78 DOM
18. 2026-07-14
    days on market $125,000 Active 77 DOM
19. 2026-07-13
    days on market $125,000 Active 76 DOM
20. 2026-07-12
    days on market $125,000 Active 75 DOM
21. 2026-07-11
    days on market $125,000 Active 74 DOM
22. 2026-07-10
    days on market $125,000 Active 73 DOM
23. 2026-07-09
    pricedays on market $125,000 Active 72 DOM
24. 2026-07-08
    days on market $135,000 Active 71 DOM
25. 2026-07-07
    days on market $135,000 Active 70 DOM
26. 2026-07-06
    days on market $135,000 Active 69 DOM
27. 2026-07-05
    days on market $135,000 Active 68 DOM
28. 2026-07-04
    days on market $135,000 Active 67 DOM
29. 2026-07-03
    days on market $135,000 Active 66 DOM
30. 2026-07-02
    days on market $135,000 Active 65 DOM
31. 2026-07-01
    days on market $135,000 Active 64 DOM
32. 2026-06-30
    days on market $135,000 Active 63 DOM
33. 2026-06-29
    days on market $135,000 Active 62 DOM
34. 2026-06-28
    days on market $135,000 Active 61 DOM
35. 2026-06-27
    days on market $135,000 Active 60 DOM
36. 2026-06-26
    days on market $135,000 Active 58 DOM
37. 2026-06-22
    days on market $135,000 Active 55 DOM
38. 2026-06-19
    days on market $135,000 Active 52 DOM
39. 2026-06-18
    days on market $135,000 Active 51 DOM
40. 2026-06-17
    days on market $135,000 Active 50 DOM
41. 2026-06-16
    days on market $135,000 Active 49 DOM
42. 2026-06-15
    days on market $135,000 Active 48 DOM
43. 2026-06-14
    days on market $135,000 Active 46 DOM
44. 2026-06-12
    days on market $135,000 Active 45 DOM
45. 2026-06-09
    days on market $135,000 Active 42 DOM
46. 2026-06-08
    days on market $135,000 Active 41 DOM
47. 2026-06-07
    days on market $135,000 Active 40 DOM
48. 2026-06-02
    days on market $135,000 Active 35 DOM
49. 2026-06-01
    days on market $135,000 Active 34 DOM
50. 2026-05-31
    days on market $135,000 Active 33 DOM

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$237/yr (+$20/mo · 11.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $16,213
• − Mortgage interest: −$7,002
• − Property taxes: −$2,050
• − Insurance: −$625
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − HOA: −$60
• − Depreciation: −$3,636
• Taxable income: $245
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,148/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,900–$46,620 screening

This property requires moderate renovations to improve its curb appeal and value. Key areas for improvement include the roof, exterior siding, and flooring.

Components & finishes AI

Roof asphalt shingle · aged Flooring tile

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Signs of significant wear and potential damage
• Major Windows (windows) — Visible signs of deterioration and potential leaks
• Major Electrical (electrical) — Exposed wiring and potential safety hazards
• Major Plumbing (plumbing) — Signs of leaks and potential structural issues
• Major Exterior (exterior) — Signs of wear and potential structural issues

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior siding — Peeling paint and overgrown vegetation
• Minor flooring — Worn wood flooring

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace air conditioning units — Improves comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Tool El D- TX #1,006/4,322 Nat'l #14,504/41,679 Middle Malakoff Middle C TX #326/1,662 Nat'l #3,276/14,009 High Malakoff H S D- TX #591/1,632 Nat'l #6,330/17,239

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

C Composite livability gradescore 66/100

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
• County: Kaufman · 80,471 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,676
• Household income: $68,996
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot 58 is excluded and is listed for sale separately
• Financial info: Acceptable listing terms: Cash, ConventionalSecond mortgage: No
• HOA & community: Mandatory association (Cedarcrest Shores POA)Annual HOA fee of $60Association fee includes full use of facilities

Exterior

• Parking: Has garage (garage spaces not specified)No covered or carport spaces recorded
• Security: No security details provided
• Utilities: Asphalt utilities/drivewayNo municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1970Not attached to another unit
• Construction: Wood construction
• Exterior features: Circular drivewayAdditional parkingLot under 0.5 acre (about 0.4 acre)Subdivision: Cedarcrest Shores Estate

Interior

• Kitchen: Electric cooktopElectric oven
• Bedrooms: 3 bedrooms (all on the main level; primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level homeBasementBrick fireplaceOther interior featuresLiving area approximately 1,036
• Laundry & utility: No specific laundry details provided

Price history

4 events — show timeline

• 2026-04-28 Listed $135,000 NTREIS
• 2017-10-02 Sold (Public Records) — Public Records
• 2017-03-27 Sold (Public Records) — Public Records
• 2000-02-14 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,050 · +3.1% YoY. Source: county tax records.