55 Birch St · Westwood Shores, TX 75862

$70,000

4 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 223 Days on market

Built 1985 8,625 sqft lot $34/sqft · 71% below area $208/mo HOA · 13% of rent ↓ 30% since listing

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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 +7.5/15.0
• 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

Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

Key facts

• 8,625 sq ft lot
• Community pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 $122 of equity ($484 loan paydown + $-362 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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. 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?
6. 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.
7. 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.
8. 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: 2.34% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.89%
• DSCR: 2.64
• GRM: 3.6

CMA / ARV

• ARV (median comp): $238,450
• List price: $70,000
• Delta: -70.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Birch	0.13mi	3/2.0 (-1)	2,089 (+0%)	3mo	$289,000	$138	86
11 Cottonwood Rd	0.35mi	4/2.0	2,234 (+7%)	6mo	$325,000	$145	66
40 Forest Holw	0.48mi	4/3.0	1,950 (-6%)	7mo	$170,000	$87	57
66 Westwood Dr E	0.49mi	3/3.0 (-1)	2,133 (+2%)	9mo	$279,000	$131	57
53 E Westwood Dr E	0.61mi	3/2.0 (-1)	2,032 (-3%)	14mo	$145,000	$71	51
79 Hollow Frst	0.47mi	3/2.0 (-1)	1,916 (-8%)	12mo	$290,000	$151	49
98 Hillcrest	0.43mi	3/2.0 (-1)	1,836 (-12%)	9mo	$229,996	$125	47
15 Cherry Hls	0.58mi	3/3.0 (-1)	2,216 (+6%)	15mo	$289,900	$131	41
303 Augusta Dr	0.74mi	3/2.0 (-1)	1,918 (-8%)	8mo	$295,000	$154	40
235 Augusta Dr	0.68mi	3/2.0 (-1)	1,948 (-7%)	15mo	$250,000	$128	40
109 Westwood Dr W	0.72mi	3/2.0 (-1)	1,804 (-14%)	4mo	$225,000	$125	35
68 Westwood Dr E	0.48mi	3/2.5 (-1)	2,387 (+14%)	17mo	$310,000	$130	32

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: 37.0%
• Equity multiple: 2.78×
• Total profit: $34,795
• Equity at exit: $18,535

10-year hold

• IRR: 40.9%
• Equity multiple: 5.47×
• Total profit: $87,657
• Equity at exit: $20,897

Cash invested: $19,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$208
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $603

Break-even live

Break-even rent $876

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $651	-5% $627	+0% $603	+5% $578	+10% $554
Rent	-10% $473	-5% $538	+0% $603	+5% $667	+10% $732
Rate	-1.0pp $638	-0.5pp $620	base $603	+0.5pp $584	+1.0pp $566

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $208 · $2,496/yr
• Likely covers: waterpoolgym

Listing history 23 events

1. 2026-06-19
   days on market $70,000 Active 223 DOM
2. 2026-06-18
   days on market $70,000 Active 222 DOM
3. 2026-06-17
   days on market $70,000 Active 221 DOM
4. 2026-06-16
   days on market $70,000 Active 220 DOM
5. 2026-06-15
   days on market $70,000 Active 219 DOM
6. 2026-06-14
   days on market $70,000 Active 217 DOM
7. 2026-06-13
   days on market $70,000 Active 216 DOM
8. 2026-06-10
   days on market $70,000 Active 214 DOM
9. 2026-06-09
   days on market $70,000 Active 213 DOM
10. 2026-06-08
    days on market $70,000 Active 212 DOM
11. 2026-06-07
    days on market $70,000 Active 211 DOM
12. 2026-06-05
    days on market $70,000 Active 208 DOM
13. 2026-06-02
    days on market $70,000 Active 206 DOM
14. 2026-06-01
    days on market $70,000 Active 205 DOM
15. 2026-05-31
    days on market $70,000 Active 204 DOM
16. 2026-05-30
    days on market $70,000 Active 203 DOM
17. 2026-03-09
    price $70,000 1029-char remark

    Show marketing remark (1029 chars)

    Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

18. 2026-02-15
    price $75,000 1029-char remark

    Show marketing remark (1029 chars)

    Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

19. 2026-01-04
    price $80,000 1029-char remark

    Show marketing remark (1029 chars)

    Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

20. 2025-11-24
    price $85,000 1029-char remark

    Show marketing remark (1029 chars)

    Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

21. 2025-11-23
    price $99,000 1029-char remark

    Show marketing remark (1029 chars)

    Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

22. 2025-11-08
    listed $100,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Rehab, fix'r upper-repairs required. The sales price is net cash to the seller. Any closing fees etc need to be above the sales price. This can be a 3 or 4 bedroom house. The house was updated then sat empty. While it was unoccupied a tree damaged the roof. Water damaged the house thus it requires significant repairs. The roof has be replaced with q 50 year labor and materials warranty. There is a large bedroom ste on the ground floor that can be accessed by the side door. This is a possible income stream to the end buyer. Seller is open to seller financing with approval, increased cost, down payment and 12 percent interest and escrows. Would make a great summer vacation home or full time living. Westwood Shores offers; 24 Hr manned access gate, Country Club with newly renovated Swimming Pool, Fitness Center, 19th Hole Bar & Grill, Golf Shop, Pickle ball Courts, Interior fishing lakes, Access to boat ramp on Lake Livingston, mini golf, and Lots of activities in the neighborhood. (Some usage fees may apply)

23. 2009-08-04
    soldstatus

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

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 92% 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: $19,660
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − HOA: −$2,496
• − Depreciation: −$2,036
• Taxable income: $6,661
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $5,631/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

-30.0% since first listed

7 events — show timeline

• 2026-03-09 Price Changed $70,000 NTREIS
• 2026-02-15 Price Changed $75,000 NTREIS
• 2026-01-04 Price Changed $80,000 NTREIS
• 2025-11-24 Price Changed $85,000 NTREIS
• 2025-11-23 Price Changed $99,000 NTREIS
• 2025-11-08 Listed $100,000 NTREIS
• 2009-08-04 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,704 · +4.4% YoY. Source: county tax records.