307 Beachside Dr · Tool, TX 75163

$529,900

4 bd · 3.0 ba · 1,796 sqft · SingleFamily public records · 19 Days on market

Built 2020 0.33 ac lot $295/sqft · 103% above area $46/mo HOA · 1% of rent

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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 +5.5/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful custom built home with stunning water views, featuring 4 bedrooms and 3 baths on two quiet lots in a desirable gated community. This spacious home showcases Oklahoma stack stone, tile floors, a vaulted ceiling, cozy fireplace, and rich woodwork throughout. The kitchen includes an island ideal for gathering, while sliding barn doors add character and charm. A large two-car garage and covered motorhome parking with utility hookups provide plenty of space for vehicles, hobbies, and storage. The fenced backyard is perfect for relaxing or entertaining, complete with a covered porch and a gorgeous gazebo. Strong curb appeal shines with a covered front porch and tasteful landscaping. Sel

Key facts

• Water views
• Tile floors
• Vaulted ceiling

Tags

• WATER VIEWS
• OKLAHOMA STACK STONE
• TILE FLOORS
• VAULTED CEILING
• COZY FIREPLACE
• RICH WOODWORK

Property features AI

Finance

• Other: Property has water frontage/view of Cedar Creek; Directions to property available
• Financial info: Listing accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: Mandatory association (Blue Hawk Mgmt); Annual association fee; HOA covers full use of facilities and grounds maintenance; Community amenities include boat ramp, clubhouse, community dock, fishing, and playground

Exterior

• Parking: Detached/covered parking and driveway with concrete; 1-car carport (RV carport); 2-car garage with garage door opener and workshop area; Additional parking
• Security: Gated community
• Utilities: Cable available; Electricity connected; Individual water meter; Sewer available; Not in a municipal utility district
• Home design: Single-family residence; One and one-half story; Residential property in BEACHWOOD ESTATES; Multi-parcel property; Built in 2020
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered front and rear porches; Covered porch(es); Exterior lighting; RV hookup and RV/boat parking; Water/Lake view (Cedar Creek); Wrought iron fencing; RV/Boat storage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Eat-in kitchen with island and pantry
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Tile floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat; Electric heating; Fireplace heating; Central air (electric)
• Interior features: Decorative lighting; Double vanity; Eat-in kitchen; Kitchen island; Loft; Natural woodwork; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets; Built-in cabinets in living room; Fireplace (living room, decorative, gas, stone, wood burning)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $530k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $530k).
• Recommended offer: $522k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.8% 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).
• Market conditions: 162 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).

Forward outlook

• In year one you build about $9k of equity ($4k loan paydown + $5k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $148k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($522k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $521,951 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

• ARV (median comp): $290,663
• List price: $529,900
• Delta: 82.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Beachside Dr	0.00mi	4/3.0	2,000 (+11%)	0mo	$529,900	$265	81
207 Driftwood Dr	0.09mi	3/2.0 (-1)	1,721 (-4%)	2mo	$317,000	$184	78
105 Parkside Dr	0.31mi	4/2.0	1,925 (+7%)	3mo	$329,900	$171	67
113 Dogwood Dr	0.26mi	4/2.0	1,618 (-10%)	5mo	$295,000	$182	63
127 Parkside Dr	0.21mi	3/2.0 (-1)	1,590 (-12%)	0mo	$298,900	$188	62
109 Dogwood Dr	0.28mi	3/2.0 (-1)	1,656 (-8%)	7mo	$275,000	$166	59
109 Quail Run Rd	0.31mi	4/2.5	2,050 (+14%)	3mo	$349,900	$171	57
202 Morning Dove Dr	0.28mi	3/2.0 (-1)	1,606 (-11%)	5mo	$269,900	$168	56
119 Driftwood Dr	0.31mi	3/2.0 (-1)	1,645 (-8%)	8mo	$254,900	$155	56
125 Quail Run Rd	0.31mi	3/2.0 (-1)	1,950 (+9%)	8mo	$370,000	$190	55
110 Dogwood Dr	0.27mi	3/2.0 (-1)	1,602 (-11%)	8mo	$279,000	$174	54
100 Indian Blanket Ln	0.46mi	3/2.5 (-1)	1,534 (-15%)	8mo	$345,000	$225	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.49×
• Total profit: $221,006
• Equity at exit: $181,851

10-year hold

• IRR: 31.5%
• Equity multiple: 4.80×
• Total profit: $563,680
• Equity at exit: $242,403

Cash invested: $148,372 (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 →

ZIP-level market 75163

• Home prices YoY: 0.5%
• Active inventory: 162
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$380 /mo · $4,558/yr
• Insurance: −$221
• HOA: −$46
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $3,301

Break-even live

Break-even rent $4,336

Max offer price $529,900

Occupancy floor 56%

Sensitivity live

Price	-10% $3,601	-5% $3,451	+0% $3,301	+5% $3,151	+10% $3,001
Rent	-10% $2,628	-5% $2,964	+0% $3,301	+5% $3,637	+10% $3,973
Rate	-1.0pp $3,567	-0.5pp $3,435	base $3,301	+0.5pp $3,163	+1.0pp $3,024

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: $132,475
• Closing costs: $15,897
• 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	44d	1	1.19mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: waterlandscapingsecurity

Listing history 3 events

1. 2026-05-14
   status Pending 885-char remark
2. 2026-04-24
   listed $529,900 Active 885-char remark
3. 2007-02-05
   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: $4,558 · $380/mo
• Projected year-2 tax: $9,697 · $808/mo
• Expected delta: +$5,140/yr (+$428/mo · 112.8%)

ⓘ 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 · 26 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: −$29,683
• − Property taxes: −$4,558
• − Insurance: −$2,650
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − HOA: −$552
• − Depreciation: −$15,415
• Taxable income: $32,964
• Est. tax owed @ 24.0%: −$7,911
• After-tax cash flow: $31,696/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: 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

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

• Population (ZIP): 2,569

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Lithuanian 1% European 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Arabic 10% Spanish 6%

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: ▲ 1.03%
• Current HPI: 211.6125
• 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

5 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-05 Sold (MLS) — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-04-24 Listed $529,900 NTREIS
• 2007-02-05 Sold (Public Records) — Public Records

Property tax history

+44.9%/yr

Latest (2025): $4,558 · +4.2% YoY. Source: county tax records.