2025 Emma Dr · Tool, TX 75143

$379,900

3 bd · 2.0 ba · 1,901 sqft · SingleFamily public records · 135 Days on market

Built 2007 Good condition 0.59 ac lot $200/sqft · 7% below area Est $407k · 7% under

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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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

At the end of a quiet channel on Cedar Creek Lake, this 2007 brick-and-stone home sits on two lots totaling over half an acre with 86 feet of shoreline. The single-level layout offers approximately 1,901 square feet with three bedrooms, two baths, and an attached two-car garage. Vaulted ceilings and a wood-burning stone fireplace anchor the open living area, while the kitchen features granite countertops and tile flooring typical of its era. The primary suite includes a large walk-in shower and a private door to the back porch. Outdoors, a deep semi-covered porch overlooks the water, and the shared oversized boat dock with lift is ready for future repairs. A boat may convey with the sale. Public water, sewer and electric service the property; deed restrictions apply in Cypress Cove but there are no HOA fees. Some cosmetic updates are needed, including tile repairs, yet the east-facing orientation and sunrise views underscore the home’s potential. Ideal for weekend lake-goers or investors looking for a waterfront setting that balances comfort with opportunity to add value.

Key facts

• Two lots
• 86 feet of shoreline
• Granite countertops

Tags

• TWO LOTS
• HALF AN ACRE
• 86 FEET OF SHORELINE
• WOOD-BURNING STONE FIREPLACE
• GRANITE COUNTERTOPS
• LARGE WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $380k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• At $8,514/mo this rent would consume 148% of the median local household income ($69k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $334,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.21%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $407,020
• List price: $379,900
• Delta: -6.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Atoll Ct	0.35mi	3/2.0	1,807 (-5%)	2mo	$600,000	$332	74
1708 S Tool Dr	0.32mi	3/2.0	1,980 (+4%)	7mo	$179,999	$91	72
317 Sundown Trl	0.14mi	3/3.0	2,076 (+9%)	10mo	$849,500	$409	65
613 Tupuna Dr	0.72mi	4/2.5 (+1)	1,905 (+0%)	0mo	$308,000	$162	59
1007 Maloma Ct	0.72mi	3/2.5	1,900 (-0%)	8mo	$350,000	$184	58
829 Maloma Rd	0.71mi	3/2.5	1,900 (-0%)	9mo	$350,000	$184	57
2112 Leyte Dr	0.43mi	3/3.0	1,688 (-11%)	3mo	$209,000	$124	55
1717 Luau Ct	0.40mi	3/3.5	2,013 (+6%)	14mo	$599,000	$298	54
1096 Tupuna Ct	0.70mi	4/2.5 (+1)	1,872 (-2%)	10mo	$324,900	$174	50
107 Tanglewood Dr	0.36mi	4/3.0 (+1)	1,720 (-10%)	12mo	$230,000	$134	48
2312 Driftwood Dr	0.73mi	3/2.0	2,047 (+8%)	12mo	$574,999	$281	43
1805 Oak Shore Dr	0.71mi	2/2.0 (-1)	1,649 (-13%)	8mo	$539,000	$327	33

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $205,072
• Equity at exit: $56,644

10-year hold

• IRR: 50.5%
• Equity multiple: 5.91×
• Total profit: $522,116
• Equity at exit: $32,847

Cash invested: $106,372 (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: 17 active · 3 under contract
• Months of supply: 20.4 mo (5%/mo absorbed)
• Median asking: $399,500 ($223/sqft)
• Median days on market: 85 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -3.9% 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: 3.7×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$390 /mo · $4,684/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $4,185

Break-even live

Break-even rent $3,216

Max offer price $379,900

Occupancy floor 46%

Sensitivity live

Price	-10% $4,400	-5% $4,293	+0% $4,185	+5% $4,078	+10% $3,970
Rent	-10% $3,513	-5% $3,849	+0% $4,185	+5% $4,521	+10% $4,858
Rate	-1.0pp $4,376	-0.5pp $4,282	base $4,185	+0.5pp $4,087	+1.0pp $3,987

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: $94,975
• Closing costs: $11,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	93d	1	1.41mi

Listing history 50 events

1. 2026-08-06
   days on market $379,900 Active 135 DOM
2. 2026-08-05
   days on market $379,900 Active 134 DOM
3. 2026-08-04
   days on market $379,900 Active 133 DOM
4. 2026-08-03
   days on market $379,900 Active 132 DOM
5. 2026-08-01
   days on marketlisting id $379,900 Active 129 DOM
6. 2026-07-31
   days on market $379,900 Active 132 DOM
7. 2026-07-29
   days on market $379,900 Active 130 DOM
8. 2026-07-27
   days on market $379,900 Active 128 DOM
9. 2026-07-25
   days on market $379,900 Active 126 DOM
10. 2026-07-24
    days on market $379,900 Active 125 DOM
11. 2026-07-23
    days on market $379,900 Active 124 DOM
12. 2026-07-22
    days on market $379,900 Active 123 DOM
13. 2026-07-21
    days on market $379,900 Active 122 DOM
14. 2026-07-18
    days on market $379,900 Active 119 DOM
15. 2026-07-17
    days on market $379,900 Active 117 DOM
16. 2026-07-16
    days on market $379,900 Active 116 DOM
17. 2026-07-14
    days on market $379,900 Active 115 DOM
18. 2026-07-13
    days on market $379,900 Active 114 DOM
19. 2026-07-12
    days on market $379,900 Active 113 DOM
20. 2026-07-11
    days on market $379,900 Active 112 DOM
21. 2026-07-10
    days on market $379,900 Active 111 DOM
22. 2026-07-09
    days on market $379,900 Active 110 DOM
23. 2026-07-08
    days on market $379,900 Active 109 DOM
24. 2026-07-07
    days on market $379,900 Active 108 DOM
25. 2026-07-06
    days on market $379,900 Active 107 DOM
26. 2026-07-05
    days on market $379,900 Active 106 DOM
27. 2026-07-04
    days on market $379,900 Active 105 DOM
28. 2026-07-03
    days on market $379,900 Active 104 DOM
29. 2026-07-02
    days on market $379,900 Active 103 DOM
30. 2026-07-01
    days on market $379,900 Active 102 DOM
31. 2026-06-30
    days on market $379,900 Active 101 DOM
32. 2026-06-29
    days on market $379,900 Active 100 DOM
33. 2026-06-28
    days on market $379,900 Active 99 DOM
34. 2026-06-27
    days on market $379,900 Active 98 DOM
35. 2026-06-26
    days on market $379,900 Active 96 DOM
36. 2026-06-22
    days on market $379,900 Active 93 DOM
37. 2026-06-19
    days on market $379,900 Active 90 DOM
38. 2026-06-18
    days on market $379,900 Active 89 DOM
39. 2026-06-17
    days on market $379,900 Active 88 DOM
40. 2026-06-16
    days on market $379,900 Active 87 DOM
41. 2026-06-15
    days on market $379,900 Active 86 DOM
42. 2026-06-14
    days on market $379,900 Active 84 DOM
43. 2026-06-12
    days on market $379,900 Active 83 DOM
44. 2026-06-09
    days on market $379,900 Active 80 DOM
45. 2026-06-08
    days on market $379,900 Active 79 DOM
46. 2026-06-07
    days on market $379,900 Active 78 DOM
47. 2026-06-02
    days on market $379,900 Active 73 DOM
48. 2026-06-01
    days on market $379,900 Active 72 DOM
49. 2026-05-31
    days on market $379,900 Active 71 DOM
50. 2026-05-30
    days on market $379,900 Active 70 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: $4,684 · $390/mo
• Projected year-2 tax: $6,952 · $579/mo
• Expected delta: +$2,268/yr (+$189/mo · 48.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $102,168
• − Mortgage interest: −$21,280
• − Property taxes: −$4,684
• − Insurance: −$1,900
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − Depreciation: −$11,052
• Taxable income: $46,905
• Est. tax owed @ 24.0%: −$11,257
• After-tax cash flow: $38,965/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

Good 75/100 Cosmetic rehab Est. rehab $9,505–$28,515 screening

This 2007 single-family home on a quiet lakeside lot offers a good condition with some cosmetic updates needed. The property's location and amenities make it a solid investment.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Repairs flagged

• Minor Deck — Some wear visible
• Minor Boat dock — Needs minor maintenance

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Resale Update kitchen appliances — Modernizes the space ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

Price history

+100.1% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $379,900 NTREIS
• 2026-05-14 Price Changed $379,900 HCBOR
• 2026-03-24 Listed $395,000 HCBOR
• 2026-03-21 Listed $395,000 NTREIS
• 2007-09-20 Sold (Public Records) — Public Records
• 2007-08-31 Sold (MLS) — NTREIS
• 2007-08-23 Listing Removed — NTREIS
• 2007-06-09 Listed $189,900 NTREIS

Property tax history

+2.3%/yr

Latest (2025): $4,684 · +13.3% YoY. Source: county tax records.