1818 Topaz Cv · Whitehouse, TX 75791

$270,000

4 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 84 Days on market

Built 1998 9,148 sqft lot $147/sqft · 7% below area Est $292k · 7% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.8/15.0
• Cash flow +8.3/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming All-Brick Home in Established Whitehouse Neighborhood. Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub-shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today.

Key facts

• Brick exterior
• Sunny breakfast nook
• Arched entryway

Tags

• BRICK EXTERIOR
• ARCHED ENTRYWAY
• MATURE LANDSCAPING
• WOOD-BURNING FIREPLACE
• TILE BACKSPLASH
• SUNNY BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.4% below list).
• Recommended offer: $220k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Whitehouse — 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 79/100 on livability (#55 in TX, #2,180 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.9%/yr); 196 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 595 units permitted in Smith County in 2024 (45 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.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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, 61% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,235 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $291,622
• List price: $270,000
• Delta: -7.41%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1814 Coral Cv	0.24mi	3/2.0 (-1)	1,773 (-3%)	6mo	$299,000	$169	73
1622 Waterton Cir	0.15mi	3/2.0 (-1)	1,771 (-3%)	21mo	$284,900	$161	65
1901 Silver Cv	0.31mi	3/2.0 (-1)	1,816 (-1%)	18mo	$325,000	$179	64
1704 Forestdale Blvd	0.74mi	4/2.0	1,768 (-4%)	0mo	$320,000	$181	60
1800 Jessica Dr	0.68mi	4/2.0	1,757 (-4%)	9mo	$374,900	$213	54
17094 County Road 2302	0.59mi	3/2.0 (-1)	1,927 (+5%)	18mo	$299,900	$156	44

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-59,643
• Equity at exit: $40,258

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-72,470
• Equity at exit: $23,345

Cash invested: $75,600 (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 75791

• Home prices YoY: -29.0%
• Rents YoY: 2.9%
• Active inventory: 196
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$461 /mo · $5,527/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-249

Break-even live

Break-even rent $2,518

Max offer price $225,990

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 Stephanie Dr Whitehouse, TX	4.0	2.0	1746	$2,500	$1.43	43d	1	0.67mi
405 Amanda Ct Whitehouse, TX	3.0	2.0	1658	$1,900	$1.15	20d	1	0.90mi
102 Zane Ln Whitehouse, TX	4.0	2.0	1715	$2,100	$1.22	43d	1	1.09mi
114 Cayden Cir Whitehouse, TX	4.0	2.0	1715	$2,100	$1.22	43d	1	1.13mi

Listing history 10 events

1. 2026-06-01
   statusdays on market $270,000 Pending 84 DOM
2. 2026-05-31
   days on market $270,000 Active Option Contract 83 DOM
3. 2026-05-30
   days on market $270,000 Active Option Contract 82 DOM
4. 2026-05-11
   status Active 1357-char remark

   Show marketing remark (1357 chars)

   Charming All-Brick Home in Established Whitehouse Neighborhood! Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub/shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today!

5. 2026-05-11
   status Active 1357-char remark

   Show marketing remark (1357 chars)

   Charming All-Brick Home in Established Whitehouse Neighborhood! Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub/shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today!

6. 2026-05-08
   historical Active Option Contract 1357-char remark

   Show marketing remark (1357 chars)

   Charming All-Brick Home in Established Whitehouse Neighborhood. Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub-shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today.

7. 2026-05-01
   status Pending 1357-char remark

   Show marketing remark (1357 chars)

   Charming All-Brick Home in Established Whitehouse Neighborhood! Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub/shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today!

8. 2026-03-09
   listed $270,000 Active 1357-char remark

   Show marketing remark (1357 chars)

   Charming All-Brick Home in Established Whitehouse Neighborhood. Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub-shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today.

9. 2026-03-09
   listed $270,000 Active 1357-char remark

   Show marketing remark (1357 chars)

   Charming All-Brick Home in Established Whitehouse Neighborhood. Welcome to 1818 Topaz Cove — a well-maintained 4-bedroom, 2-bath home nestled on a quiet cul-de-sac street in Whitehouse ISD. This single-story beauty offers classic curb appeal with a brick exterior, arched entryway, mature landscaping, and a matching brick mailbox that sets the tone from the moment you arrive. Inside, the spacious living room features a wood-burning fireplace, ceiling fan, and flows seamlessly into the kitchen and dining areas — perfect for everyday living and entertaining. The kitchen offers ample oak cabinetry, tile backsplash, and a sunny breakfast nook with backyard views. A separate formal dining room adds versatility. The generous primary suite provides a private retreat with an en-suite bath featuring a double vanity, soaking tub, separate shower, and walk-in closet. Three additional bedrooms share a full hall bath with a tub-shower combo. The dedicated laundry room includes cabinetry and pantry storage. The attached 2-car garage offers plenty of parking and workspace. Step outside to a fully fenced backyard with a concrete patio — ideal for relaxing or entertaining — plus a storage shed for additional convenience. This lovingly cared-for home is full of character and ready for its next chapter. Schedule your showing today.

10. 2004-03-30
    soldstatus

ⓘ 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: $5,527 · $461/mo
• Projected year-2 tax: $5,527 · $461/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $26,428
• − Mortgage interest: −$15,124
• − Property taxes: −$5,527
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$7,855
• Taxable loss: −$7,656
• Est. tax savings @ 24.0%: +$1,837
• After-tax cash flow: $-1,152/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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 of 826 in TX

Livability — Whitehouse

• Score: 79/100
• State rank: #55
• US rank: #2180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehouse, TX
• County: Smith County · 180,570 people
• City population: 15,786
• Metro: Tyler, TX
• Population (ZIP): 15,786
• Household income: $92,107
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 313.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 8% Black 6%
• Hispanic origin (detail): Mexican 7% Salvadoran 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.16%
• Current HPI: 201.297
• Rent YoY: ▲ 2.94%
• Metro: Tyler, TX
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-11 Relisted — NTREIS
• 2026-05-11 Relisted — GTAR
• 2026-05-08 Contingent — NTREIS
• 2026-05-01 Pending — GTAR
• 2026-03-09 Listed $270,000 GTAR
• 2026-03-09 Listed $270,000 NTREIS
• 2004-03-30 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2024): $5,527 · +10.8% YoY. Source: county tax records.