2013 Wildwood Way · Tool, TX 75143

$245,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 111 Days on market

Built 2024 Good condition 6,447 sqft lot 2-car garage $163/sqft · 38% below area Est $382k · 36% under $200/mo HOA · 2% of rent

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * BUY with $0 DOWN PAYMENT * * * * Inquire for more info! This newer construction features three bedrooms and two bathrooms, designed with modern living in mind. The Wildwood Acres community boasts fantastic amenities, including a private boat ramp and two beautiful parks. Enjoy the convenience of launching your boat just moments from your doorstep, and spend your days exploring the water or relaxing in the parks, complete with playgrounds and barbecue grills. Inside, you'll find a thoughtfully designed floor plan with spacious living areas, a gourmet kitchen, and comfortable bedrooms. The large covered patio at the front and back of the home provides the perfect spot to unwind and enjoy the outdoors in any weather. Don't miss your chance to own this stunning new home in a community that offers the best of lakeside living!

Key facts

• Two beautiful parks
• Gourmet kitchen
• Private boat ramp

Tags

• PRIVATE BOAT RAMP
• TWO BEAUTIFUL PARKS
• GOURMET KITCHEN
• LARGE COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $245k).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.6% vs local median 2.7% 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: Malakoff El (math 58% / reading 54%, grade C+, #574 of 4,322 statewide, top 14%, 457 students, 75% 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: 607 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 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, 65% 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 $222,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 3.48% ✓
• Cap rate: 29.55%
• Cash-on-cash: 83.06%
• DSCR: 4.70
• GRM: 2.4

CMA / ARV

• ARV (median comp): $382,284
• List price: $245,000
• Delta: -35.91%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 Wildwood Way	0.00mi	3/2.0	1,452 (-3%)	4mo	$245,000	$169	91
1006 Beverly Cir	0.20mi	3/2.0	1,676 (+12%)	4mo	$575,000	$343	68
227 Quail Run Rd	1.10mi	3/2.0	1,561 (+4%)	2mo	$265,000	$170	57
122 Oakwood Dr	1.08mi	3/2.0	1,480 (-1%)	12mo	$285,000	$193	52
2012 Gavin Rd	0.22mi	3/2.0	1,292 (-14%)	18mo	$329,000	$255	51
107 Lakeview Dr	1.12mi	3/2.0	1,500 (0%)	18mo	$289,000	$193	50
215 Lakeview Dr	1.01mi	3/3.0	1,537 (+2%)	14mo	$475,000	$309	45

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: 83.4%
• Equity multiple: 4.83×
• Total profit: $263,030
• Equity at exit: $36,530

10-year hold

• IRR: 86.7%
• Equity multiple: 10.03×
• Total profit: $619,698
• Equity at exit: $21,183

Cash invested: $68,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $217,000 ($143/sqft)
• Median days on market: 138 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +78.0% above 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: 607
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$391 /mo · $4,689/yr
• Insurance: −$102
• HOA: −$200
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $4,748

Break-even live

Break-even rent $2,503

Max offer price $245,000

Occupancy floor 39%

Sensitivity live

Price	-10% $4,887	-5% $4,818	+0% $4,748	+5% $4,679	+10% $4,610
Rent	-10% $4,076	-5% $4,412	+0% $4,748	+5% $5,085	+10% $5,421
Rate	-1.0pp $4,872	-0.5pp $4,811	base $4,748	+0.5pp $4,685	+1.0pp $4,620

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: $61,250
• Closing costs: $7,350
• 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	139d	1	0.42mi

Property features AI

Finance

• Other: Property listed as residential single-familyNo known restrictionsSubdivision: Wildwood Acres Add
• HOA & community: Mandatory association (Wildwood POA)Annual association fee of $200Association fees include full use of facilities and management fees

Exterior

• Parking: Attached 2-car garage with garage door openerDriveway2 covered parking spaces
• Utilities: City waterCity sewerNo municipal utility district
• Home design: Single-family residenceOne storyNew construction (completed 2024)Interior lot with few trees in a subdivision
• Construction: Siding exteriorComposition roofSlab foundationBuilt in 2024 (new construction - complete)
• Exterior features: Covered rear porchCovered porch(es)

Interior

• Kitchen: Granite countertopsBuilt-in cabinetsPantry and walk-in pantryWater line to refrigeratorDisposal
• Bedrooms: 3 bedrooms (all on main level)Primary bedroom with ensuite bath
• Flooring: Ceramic tileLuxury vinyl plank
• Bathrooms: 2 full bathroomsPrimary bath with double sinks and separate/double shower, granite countertops and built-in cabinets
• Heating & cooling: Central heating (electric)Central airCeiling fansElectric cooling components
• Interior features: Open floorplanEat-in kitchenPantryDecorative lightingDouble vanityHigh speed internet availableBuilt-in cabinets (in bath, utility, and kitchen)
• Laundry & utility: Full-size washer/dryer areaWasher hookupSeparate utility room with built-in cabinets

HOA detail $200/mo · $2,400/yr

• Likely covers: waterlandscaping

Listing history 5 events

1. 2026-05-09
   status Pending
2. 2026-04-14
   historical Active Option Contract
3. 2026-02-05
   listed $245,000 Active 847-char remark

   Show marketing remark (847 chars)

   * * * * BUY with $0 DOWN PAYMENT * * * * Inquire for more info! This newer construction features three bedrooms and two bathrooms, designed with modern living in mind. The Wildwood Acres community boasts fantastic amenities, including a private boat ramp and two beautiful parks. Enjoy the convenience of launching your boat just moments from your doorstep, and spend your days exploring the water or relaxing in the parks, complete with playgrounds and barbecue grills. Inside, you'll find a thoughtfully designed floor plan with spacious living areas, a gourmet kitchen, and comfortable bedrooms. The large covered patio at the front and back of the home provides the perfect spot to unwind and enjoy the outdoors in any weather. Don't miss your chance to own this stunning new home in a community that offers the best of lakeside living!

4. 2026-02-05
   listed $245,000 Active

   Show marketing remark (847 chars)

   * * * * BUY with $0 DOWN PAYMENT * * * * Inquire for more info! This newer construction features three bedrooms and two bathrooms, designed with modern living in mind. The Wildwood Acres community boasts fantastic amenities, including a private boat ramp and two beautiful parks. Enjoy the convenience of launching your boat just moments from your doorstep, and spend your days exploring the water or relaxing in the parks, complete with playgrounds and barbecue grills. Inside, you'll find a thoughtfully designed floor plan with spacious living areas, a gourmet kitchen, and comfortable bedrooms. The large covered patio at the front and back of the home provides the perfect spot to unwind and enjoy the outdoors in any weather. Don't miss your chance to own this stunning new home in a community that offers the best of lakeside living!

5. 2023-09-14
   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: $4,689 · $391/mo
• Projected year-2 tax: $4,689 · $391/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: −$13,724
• − Property taxes: −$4,689
• − Insurance: −$1,225
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − HOA: −$2,400
• − Depreciation: −$7,127
• Taxable income: $56,656
• Est. tax owed @ 24.0%: −$13,597
• After-tax cash flow: $43,383/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 80/100 Cosmetic rehab Est. rehab $7,500–$22,500 screening

This single-family home in Wildwood Acres is in good condition with modern interiors and a well-maintained exterior. A fresh coat of paint on the front porch ceiling would significantly improve its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters marble Appliances white HVAC central · new lt5

Value-add opportunities

• Both Paint the front porch ceiling — A fresh coat of paint will enhance the curb appeal and make the home look more inviting. ↑

ⓘ 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Malakoff El C+ TX #574/4,322 Nat'l #9,382/41,679 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

• 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

---

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

Property features AI

Finance

• Other: Property listed as residential single-familyNo known restrictionsSubdivision: Wildwood Acres Add
• HOA & community: Mandatory association (Wildwood POA)Annual association fee of $200Association fees include full use of facilities and management fees

Exterior

• Parking: Attached 2-car garage with garage door openerDriveway2 covered parking spaces
• Utilities: City waterCity sewerNo municipal utility district
• Home design: Single-family residenceOne storyNew construction (completed 2024)Interior lot with few trees in a subdivision
• Construction: Siding exteriorComposition roofSlab foundationBuilt in 2024 (new construction - complete)
• Exterior features: Covered rear porchCovered porch(es)

Interior

• Kitchen: Granite countertopsBuilt-in cabinetsPantry and walk-in pantryWater line to refrigeratorDisposal
• Bedrooms: 3 bedrooms (all on main level)Primary bedroom with ensuite bath
• Flooring: Ceramic tileLuxury vinyl plank
• Bathrooms: 2 full bathroomsPrimary bath with double sinks and separate/double shower, granite countertops and built-in cabinets
• Heating & cooling: Central heating (electric)Central airCeiling fansElectric cooling components
• Interior features: Open floorplanEat-in kitchenPantryDecorative lightingDouble vanityHigh speed internet availableBuilt-in cabinets (in bath, utility, and kitchen)
• Laundry & utility: Full-size washer/dryer areaWasher hookupSeparate utility room with built-in cabinets

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-04-14 Contingent — NTREIS
• 2026-02-05 Listed $245,000 HCBOR
• 2026-02-05 Listed $245,000 NTREIS
• 2023-09-14 Sold (Public Records) — Public Records

Property tax history

+57.9%/yr

Latest (2025): $4,689 · +3.8% YoY. Source: county tax records.