706 Sandpiper Ct · Seven Points, TX 75143

$269,900

3 bd · 2.0 ba · 1,140 sqft · Land · 122 Days on market

Built 2023 0.27 ac lot $237/sqft · 157% above area

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront retreat on Cedar Creek Lake, fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul de sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move in ready, just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property.

Key facts

• Lakeside fire pit
• Expansive back deck
• Open concept layout

Tags

• WATERFRONT RETREAT
• BREATHTAKING WATER VIEWS
• EXPANSIVE BACK DECK
• LAKESIDE FIRE PIT
• PERSONAL BOAT RAMP
• OPEN CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.1% in Seven Points — 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 60/100 on livability (#1,063 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Kemp ISD (rural): math 33% / reading 29% proficiency, ranked #605 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kemp Pri (503 students, 81% FRL); Kemp J H (math 28% / reading 26%, grade F, #1,177 of 1,662 statewide, top 72%, 401 students, 75% FRL); Kemp H S (math 32% / reading 37%, grade F, #963 of 1,632 statewide, top 61%, 543 students, 57% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $104,918
• List price: $269,900
• Delta: 157.25%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-19,090
• Equity at exit: $40,243

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $15,231
• Equity at exit: $23,336

Cash invested: $75,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $386

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 81%

Sensitivity live

Price	-10% $573	-5% $480	+0% $386	+5% $293	+10% $200
Rent	-10% $161	-5% $274	+0% $386	+5% $499	+10% $611
Rate	-1.0pp $522	-0.5pp $455	base $386	+0.5pp $316	+1.0pp $245

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 E Cedar Creek Pkwy Kemp, TX	3.0	2.0	1330	$2,850	$2.14	45d	1	1.04mi

Listing history 50 events

1. 2026-06-21
   days on market $269,900 Active 122 DOM
2. 2026-06-18
   days on market $269,900 Active 119 DOM
3. 2026-06-17
   days on market $269,900 Active 118 DOM
4. 2026-06-16
   days on market $269,900 Active 117 DOM
5. 2026-06-15
   days on market $269,900 Active 116 DOM
6. 2026-06-13
   days on market $269,900 Active 114 DOM
7. 2026-06-13
   days on market $269,900 Active 113 DOM
8. 2026-06-09
   days on market $269,900 Active 110 DOM
9. 2026-06-08
   days on market $269,900 Active 109 DOM
10. 2026-06-07
    days on market $269,900 Active 108 DOM
11. 2026-06-04
    days on market $269,900 Active 105 DOM
12. 2026-06-03
    days on market $269,900 Active 104 DOM
13. 2026-06-02
    days on market $269,900 Active 103 DOM
14. 2026-06-01
    days on market $269,900 Active 102 DOM
15. 2026-05-31
    days on market $269,900 Active 101 DOM
16. 2026-05-14
    price $269,900 1243-char remark

    Show marketing remark (1260 chars)

    Waterfront retreat on Cedar Creek Lake-fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul-de-sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move-in ready- just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property. Bring all offers!

17. 2026-05-14
    price $269,900 1260-char remark

    Show marketing remark (1260 chars)

    Waterfront retreat on Cedar Creek Lake-fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul-de-sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move-in ready- just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property. Bring all offers!

18. 2026-04-06
    price $279,900 1243-char remark

    Show marketing remark (1243 chars)

    Waterfront retreat on Cedar Creek Lake, fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul de sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move in ready, just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property.

19. 2026-04-02
    price $279,900 1260-char remark

    Show marketing remark (1260 chars)

    Waterfront retreat on Cedar Creek Lake-fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul-de-sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move-in ready- just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property. Bring all offers!

20. 2026-02-19
    listed $288,000 Active 1243-char remark

    Show marketing remark (1260 chars)

    Waterfront retreat on Cedar Creek Lake-fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul-de-sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move-in ready- just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property. Bring all offers!

21. 2026-02-19
    listed $288,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    Waterfront retreat on Cedar Creek Lake-fully furnished and income-producing! Your dream lake escape awaits in the Persimmon Creek community on Cedar Creek Lake. Built in 2023 this beautifully maintained 3-bedroom, 2-bath doublewide home offers modern comfort with breathtaking water views from nearly every room. Situated on approximately 65 feet of waterfront in a quiet cul-de-sac, the property is designed for relaxation and entertainment. Enjoy spectacular sunsets from the expensive back deck, gather around the lakeside fire pit, or launch your next adventure with convenient access to your own personal boat ramp. Weather, boating, fishing, kayaking, or simply unwinding by the water, this home delivers the ultimate lake lifestyle. Inside, the open-concept, layout features a bright kitchen with modern appliances, spacious living areas, insulated windows, and thoughtful finishes throughout. The home comes fully furnished, making it truly move-in ready- just bring your personal belongings. Even better, this property offers excellent investment potential as a current vacation rental, giving buyers opportunity to enjoy personal use while generating income. With no HOA, you have the freedom to make the most of your lake property. Bring all offers!

22. 2025-10-23
    historical
23. 2025-05-19
    price $289,900
24. 2025-05-19
    price $289,900
25. 2025-04-23
    listed $299,900 Active
26. 2025-04-23
    listed $299,900 Active
27. 2025-03-25
    historical
28. 2025-02-08
    price $329,000
29. 2025-02-08
    price $329,000
30. 2025-01-21
    price $339,000
31. 2025-01-21
    price $339,000
32. 2025-01-07
    price $359,000
33. 2025-01-07
    price $359,000
34. 2024-12-06
    price $379,000
35. 2024-12-06
    price $379,000
36. 2024-10-24
    listed $399,000 Active
37. 2024-10-24
    listed $399,000 Active
38. 2024-06-11
    historical
39. 2024-04-19
    listed $399,000 Active
40. 2024-04-19
    listed $399,000 Active
41. 2024-02-07
    historical
42. 2023-10-17
    price $379,000
43. 2023-10-17
    price $379,000
44. 2023-08-28
    listed $369,000 Active
45. 2023-08-28
    listed $369,000 Active
46. 2023-08-28
    historical
47. 2023-08-15
    historical
48. 2023-05-18
    price $114,999
49. 2023-05-17
    price $114,999
50. 2023-04-17
    price $119,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$7,852
• Taxable income: $360
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $4,549/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: Kemp ISD
• NCES district ID: 4825320
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $42,788
• Composite: 26.37/100
• National rank: #7233
• State rank: #605 of 826 in TX

Livability — Seven Points

• Score: 60/100
• State rank: #1063
• US rank: #18899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Points, 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

+99.9% since first listed

48 events — show timeline

• 2026-05-14 Price Changed $269,900 NTREIS
• 2026-05-14 Price Changed $269,900 HCBOR
• 2026-04-06 Price Changed $279,900 NTREIS
• 2026-04-02 Price Changed $279,900 HCBOR
• 2026-02-19 Listed $288,000 HCBOR
• 2026-02-19 Listed $288,000 NTREIS
• 2025-10-23 Listing Removed — NTREIS
• 2025-05-19 Price Changed $289,900 NTREIS
• 2025-05-19 Price Changed $289,900 HCBOR
• 2025-04-23 Listed $299,900 NTREIS
• 2025-04-23 Listed $299,900 HCBOR
• 2025-03-25 Listing Removed — NTREIS
• 2025-02-08 Price Changed $329,000 NTREIS
• 2025-02-08 Price Changed $329,000 HCBOR
• 2025-01-21 Price Changed $339,000 HCBOR
• 2025-01-21 Price Changed $339,000 NTREIS
• 2025-01-07 Price Changed $359,000 NTREIS
• 2025-01-07 Price Changed $359,000 HCBOR
• 2024-12-06 Price Changed $379,000 NTREIS
• 2024-12-06 Price Changed $379,000 HCBOR
• 2024-10-24 Listed $399,000 NTREIS
• 2024-10-24 Listed $399,000 HCBOR
• 2024-06-11 Listing Removed — NTREIS
• 2024-04-19 Listed $399,000 HCBOR
• 2024-04-19 Listed $399,000 NTREIS
• 2024-02-07 Listing Removed — NTREIS
• 2023-10-17 Price Changed $379,000 NTREIS
• 2023-10-17 Price Changed $379,000 HCBOR
• 2023-08-28 Listing Removed — NTREIS
• 2023-08-28 Listed $369,000 NTREIS
• 2023-08-28 Listed $369,000 HCBOR
• 2023-08-15 Delisted — HCBOR
• 2023-05-18 Price Changed $114,999 NTREIS
• 2023-05-17 Price Changed $114,999 HCBOR
• 2023-04-17 Price Changed $119,900 NTREIS
• 2023-03-31 Price Changed $128,900 NTREIS
• 2023-02-10 Listed $119,900 HCBOR
• 2023-02-10 Listed $129,900 NTREIS
• 2023-01-01 Listing Removed — NTREIS
• 2022-10-12 Price Changed $134,900 NTREIS
• 2022-09-19 Price Changed $139,900 NTREIS
• 2022-07-29 Price Changed $144,900 NTREIS
• 2022-07-01 Listed $159,000 NTREIS
• 2022-06-27 Sold (MLS) — NTREIS
• 2022-06-27 Sold (MLS) — HCBOR
• 2022-05-17 Pending — NTREIS
• 2022-05-13 Listed $135,000 HCBOR
• 2022-05-12 Listed $135,000 NTREIS