18 Townhouse Ln #18 · Westwood Shores, TX 75862

$99,500

2 bd · 2.0 ba · 1,475 sqft · Townhouse · 42 Days on market

Built 1979 Good condition 3,232 sqft lot $67/sqft · 15% below area Est $118k · 15% under $278/mo HOA · 23% of rent ↓ 20% since listing

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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).

• ARV discount +14.5/15.0
• Cash flow +13.2/30.0
• 1% rule +7.3/10.0
• Appreciation +4.7/10.0
• DSCR +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Townhouse in Westwood Shores located at the end of cul-de-sac with a view of the golf course/Driving Range. 2 Bedroom, + Loft for a 3rd room. 2 baths, nice entry with tile flooring, open kitchen/living area, large sunroom/office area/2nd living room off of kitchen. golf cart garage/storage room. Westwood Shores offer 24 Hr manned gate, Club house with 19th Hole bar & Grill, newly built Fitness center, 18 Hole golf course, beautifully renovated swimming pool, pickleball courts, access to Lake Livingston & interior lakes for fishing.

Key facts

• Golf cart garage
• Cul-de-sac
• 24 hr manned gate

Tags

• VIEW OF THE GOLF COURSE
• CUL-DE-SAC
• OPEN KITCHEN LIVING AREA
• LARGE SUNROOM OFFICE AREA
• GOLF CART GARAGE
• 24 HR MANNED GATE

Property features AI

Finance

• Other: Property disclosure documents available
• Financial info: Lease not considered
• HOA & community: Westwood Shores POA; Annual association fee; Association amenities include boat ramp, clubhouse, fitness center, golf course, pickleball, pool, RV/boat storage, trash service, controlled access; Association fee covers clubhouse, common areas, recreation facilities, and trash

Exterior

• Parking: Controlled entrance; Golf cart garage; RV access/parking; No assigned parking (listed as None)
• Security: Gated community with attendant; Controlled access
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Full ownership; Entry level: 1
• Construction: Built in 1979; Wood siding; Slab foundation; Composition roof
• Exterior features: Backs to greenbelt/park; Pond on lot; Association pool

Interior

• Kitchen: Washer and dryer listed under appliances
• Bedrooms: 3 bedrooms (possible)
• Bathrooms: 2 full bathrooms
• Interior features: Kitchen/Family room combo; Kitchen/Dining combo; Loft; Tub with shower
• Laundry & utility: Laundry in utility room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (0.3% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.4% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Lansberry El (math 35% / reading 33%, grade F, #2,149 of 4,322 statewide, top 50%, 570 students, 91% FRL); Trinity H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 350 students, 84% FRL) — zoned schools average 87% FRL vs 50% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $174 of equity ($688 loan paydown + $-514 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) 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

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 93% 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 $96,515 (3.0% 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 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.23% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 6.8

CMA / ARV

• ARV (median comp): $117,680
• List price: $99,500
• Delta: -15.45%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Broadmoor Dr	0.12mi	2/1.5	1,444 (-2%)	0mo	$110,500	$77	88
58 Westwood Village Dr	0.12mi	2/2.0	1,320 (-10%)	2mo	$69,900	$53	75

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: -4.2%
• Equity multiple: 0.81×
• Total profit: $-5,247
• Equity at exit: $26,347

10-year hold

• IRR: 2.3%
• Equity multiple: 1.23×
• Total profit: $6,440
• Equity at exit: $29,704

Cash invested: $27,860 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$278
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-2

Break-even live

Break-even rent $1,222

Max offer price $99,196

Occupancy floor 95%

Sensitivity live

Price	-10% $67	-5% $32	+0% $-2	+5% $-36	+10% $-71
Rent	-10% $-98	-5% $-50	+0% $-2	+5% $46	+10% $94
Rate	-1.0pp $48	-0.5pp $23	base $-2	+0.5pp $-28	+1.0pp $-54

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $278 · $3,336/yr
• Likely covers: poolgym

Listing history 28 events

1. 2026-06-19
   days on market $99,500 Active 42 DOM
2. 2026-06-18
   days on market $99,500 Active 41 DOM
3. 2026-06-17
   days on market $99,500 Active 40 DOM
4. 2026-06-16
   days on market $99,500 Active 39 DOM
5. 2026-06-15
   days on market $99,500 Active 38 DOM
6. 2026-06-14
   days on market $99,500 Active 36 DOM
7. 2026-06-13
   days on market $99,500 Active 35 DOM
8. 2026-06-10
   days on market $99,500 Active 33 DOM
9. 2026-06-09
   days on market $99,500 Active 32 DOM
10. 2026-06-08
    days on market $99,500 Active 31 DOM
11. 2026-06-07
    days on market $99,500 Active 30 DOM
12. 2026-06-05
    days on market $99,500 Active 27 DOM
13. 2026-06-02
    days on market $99,500 Active 25 DOM
14. 2026-06-01
    days on market $99,500 Active 24 DOM
15. 2026-05-31
    days on market $99,500 Active 23 DOM
16. 2026-05-30
    days on market $99,500 Active 22 DOM
17. 2026-05-08
    listed $99,500 Active 545-char remark
18. 2026-04-30
    historical
19. 2026-01-12
    price $99,500
20. 2025-11-06
    status Active
21. 2025-11-06
    price $105,000
22. 2025-11-04
    historical
23. 2025-09-04
    price $110,000
24. 2025-08-07
    status Active
25. 2025-08-07
    price $115,000
26. 2025-08-03
    historical
27. 2025-07-10
    price $120,000
28. 2025-05-05
    listed $125,000 Active

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $14,636
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − HOA: −$3,336
• − Depreciation: −$2,895
• Taxable loss: −$1,500
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $335/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 · 12 photos

Good 75/100 Cosmetic rehab

This townhouse in Westwood Shores is in good condition with cosmetic updates needed to enhance its curb appeal and value. The interior is well-maintained with good flooring and paint. The property offers a golf course view and is part of a community with amenities.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace tile flooring — Modernizes the space and improves aesthetics
• Both Install new kitchen appliances — Updates the kitchen and makes it more functional
• Both Install new bathroom fixtures — Enhances the bathrooms and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace tile flooring — Modernizes the space and improves aesthetics ↑
• Both Install new kitchen appliances — Updates the kitchen and makes it more functional ↑
• Both Install new bathroom fixtures — Enhances the bathrooms and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.4% since first listed

12 events — show timeline

• 2026-05-08 Listed $99,500 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-01-12 Price Changed $99,500 HARMLS
• 2025-11-06 Relisted — HARMLS
• 2025-11-06 Price Changed $105,000 HARMLS
• 2025-11-04 Listing Removed — HARMLS
• 2025-09-04 Price Changed $110,000 HARMLS
• 2025-08-07 Relisted — HARMLS
• 2025-08-07 Price Changed $115,000 HARMLS
• 2025-08-03 Listing Removed — HARMLS
• 2025-07-10 Price Changed $120,000 HARMLS
• 2025-05-05 Listed $125,000 HARMLS