125 Parkside Dr · Tool, TX 75163

$300,000

4 bd · 2.0 ba · 1,869 sqft · SingleFamily public records · 101 Days on market

Built 2022 7,275 sqft lot $161/sqft · at area comps Est $286k · at est. $33/mo HOA

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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
• Appreciation +5.5/10.0
• ARV discount +5.3/15.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful Brick & Stone Home in Desirable Gated Community! This stunning 4-bedroom, 2.5-bath home offers comfort, style, and plenty of space for everyday living and entertaining. The home features a side-entry 2-car garage with durable epoxy floors and an oversized concrete driveway, providing ample parking for guests, boats, or additional vehicles. Step inside to an open-concept living, dining, and kitchen area designed for both functionality and gathering with family and friends. The large primary suite offers a relaxing retreat, complete with a spacious bathroom designed for comfort and convenience. Located in a highly desirable gated neighborhood, residents enjoy outstanding community amenities including a swimming pool, tennis courts, pickleball courts, private dock, boat launch, and community center—perfect for an active lake lifestyle.

Key facts

• Gated community
• Community amenities
• Epoxy floors

Tags

• GATED COMMUNITY
• SIDE-ENTRY GARAGE
• EPOXY FLOORS
• OVERSIZED CONCRETE DRIVEWAY
• OPEN-CONCEPT LIVING
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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.
• 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 $5k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $273,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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: 2.84% ✓
• Cap rate: 24.82%
• Cash-on-cash: 66.16%
• DSCR: 3.94
• GRM: 2.9

CMA / ARV

• ARV (median comp): $286,156
• List price: $300,000
• Delta: 4.84%
• 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
105 Parkside Dr	0.11mi	4/2.0	1,925 (+3%)	3mo	$329,900	$171	87
307 Beachside Dr	0.21mi	4/3.0	2,000 (+7%)	0mo	$529,900	$265	74
207 Driftwood Dr	0.16mi	3/2.0 (-1)	1,721 (-8%)	2mo	$317,000	$184	73
125 Quail Run Rd	0.21mi	3/2.0 (-1)	1,950 (+4%)	8mo	$370,000	$190	71
127 Parkside Dr	0.00mi	3/2.0 (-1)	1,590 (-15%)	0mo	$298,900	$188	70
109 Quail Run Rd	0.21mi	4/2.5	2,050 (+10%)	3mo	$349,900	$171	69
113 Dogwood Dr	0.09mi	4/2.0	1,618 (-13%)	5mo	$295,000	$182	69
115 Driftwood Dr	0.12mi	3/2.0 (-1)	1,700 (-9%)	8mo	$259,900	$153	67
109 Dogwood Dr	0.11mi	3/2.0 (-1)	1,656 (-11%)	7mo	$275,000	$166	66
119 Driftwood Dr	0.15mi	3/2.0 (-1)	1,645 (-12%)	8mo	$254,900	$155	61
110 Dogwood Dr	0.12mi	3/2.0 (-1)	1,602 (-14%)	7mo	$279,000	$174	59
202 Morning Dove Dr	0.36mi	3/2.0 (-1)	1,606 (-14%)	5mo	$269,900	$168	51

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: 69.1%
• Equity multiple: 4.59×
• Total profit: $301,218
• Equity at exit: $102,954

10-year hold

• IRR: 70.2%
• Equity multiple: 9.33×
• Total profit: $699,639
• Equity at exit: $137,235

Cash invested: $84,000 (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: 2.9×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$364 /mo · $4,364/yr
• Insurance: −$125
• HOA: −$33
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $4,631

Break-even live

Break-even rent $2,652

Max offer price $300,000

Occupancy floor 41%

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: $75,000
• Closing costs: $9,000
• 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	1.36mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: poolsecurity

Listing history 24 events

1. 2026-06-19
   days on market $300,000 Active 101 DOM
2. 2026-06-18
   days on market $300,000 Active 100 DOM
3. 2026-06-17
   days on market $300,000 Active 99 DOM
4. 2026-06-16
   days on market $300,000 Active 98 DOM
5. 2026-06-15
   days on market $300,000 Active 97 DOM
6. 2026-06-14
   days on market $300,000 Active 95 DOM
7. 2026-06-12
   days on market $300,000 Active 94 DOM
8. 2026-06-09
   days on market $300,000 Active 91 DOM
9. 2026-06-08
   days on market $300,000 Active 90 DOM
10. 2026-06-07
    days on market $300,000 Active 89 DOM
11. 2026-06-02
    days on market $300,000 Active 84 DOM
12. 2026-06-01
    days on market $300,000 Active 83 DOM
13. 2026-05-31
    days on market $300,000 Active 82 DOM
14. 2026-05-30
    days on market $300,000 Active 81 DOM
15. 2026-04-17
    price $300,000 864-char remark

    Show marketing remark (864 chars)

    Beautiful Brick & Stone Home in Desirable Gated Community! This stunning 4-bedroom, 2.5-bath home offers comfort, style, and plenty of space for everyday living and entertaining. The home features a side-entry 2-car garage with durable epoxy floors and an oversized concrete driveway, providing ample parking for guests, boats, or additional vehicles. Step inside to an open-concept living, dining, and kitchen area designed for both functionality and gathering with family and friends. The large primary suite offers a relaxing retreat, complete with a spacious bathroom designed for comfort and convenience. Located in a highly desirable gated neighborhood, residents enjoy outstanding community amenities including a swimming pool, tennis courts, pickleball courts, private dock, boat launch, and community center—perfect for an active lake lifestyle.

16. 2026-03-25
    price $315,000 864-char remark

    Show marketing remark (864 chars)

    Beautiful Brick & Stone Home in Desirable Gated Community! This stunning 4-bedroom, 2.5-bath home offers comfort, style, and plenty of space for everyday living and entertaining. The home features a side-entry 2-car garage with durable epoxy floors and an oversized concrete driveway, providing ample parking for guests, boats, or additional vehicles. Step inside to an open-concept living, dining, and kitchen area designed for both functionality and gathering with family and friends. The large primary suite offers a relaxing retreat, complete with a spacious bathroom designed for comfort and convenience. Located in a highly desirable gated neighborhood, residents enjoy outstanding community amenities including a swimming pool, tennis courts, pickleball courts, private dock, boat launch, and community center—perfect for an active lake lifestyle.

17. 2026-03-10
    listed $325,000 Active 864-char remark

    Show marketing remark (864 chars)

    Beautiful Brick & Stone Home in Desirable Gated Community! This stunning 4-bedroom, 2.5-bath home offers comfort, style, and plenty of space for everyday living and entertaining. The home features a side-entry 2-car garage with durable epoxy floors and an oversized concrete driveway, providing ample parking for guests, boats, or additional vehicles. Step inside to an open-concept living, dining, and kitchen area designed for both functionality and gathering with family and friends. The large primary suite offers a relaxing retreat, complete with a spacious bathroom designed for comfort and convenience. Located in a highly desirable gated neighborhood, residents enjoy outstanding community amenities including a swimming pool, tennis courts, pickleball courts, private dock, boat launch, and community center—perfect for an active lake lifestyle.

18. 2024-05-13
    soldstatus
19. 2021-10-01
    soldstatus Sold 365-char remark

    Show marketing remark (365 chars)

    This gorgeous corner lot is surveyed, ready for you to build your dream home or weekend getaway at the lake! Beautifully treed lot in gated community near Cedar Creek Lake. Build your dream home on this lot and enjoy all of the amenities Beachwood Estates has to offer, including the club house with a pool, park, tennis courts, dock, boat launch, and picnic area.

20. 2021-09-21
    status Pending 365-char remark

    Show marketing remark (365 chars)

    This gorgeous corner lot is surveyed, ready for you to build your dream home or weekend getaway at the lake! Beautifully treed lot in gated community near Cedar Creek Lake. Build your dream home on this lot and enjoy all of the amenities Beachwood Estates has to offer, including the club house with a pool, park, tennis courts, dock, boat launch, and picnic area.

21. 2021-09-16
    historical Active Option Contract 365-char remark

    Show marketing remark (365 chars)

    This gorgeous corner lot is surveyed, ready for you to build your dream home or weekend getaway at the lake! Beautifully treed lot in gated community near Cedar Creek Lake. Build your dream home on this lot and enjoy all of the amenities Beachwood Estates has to offer, including the club house with a pool, park, tennis courts, dock, boat launch, and picnic area.

22. 2021-08-08
    price $11,500 365-char remark

    Show marketing remark (365 chars)

    This gorgeous corner lot is surveyed, ready for you to build your dream home or weekend getaway at the lake! Beautifully treed lot in gated community near Cedar Creek Lake. Build your dream home on this lot and enjoy all of the amenities Beachwood Estates has to offer, including the club house with a pool, park, tennis courts, dock, boat launch, and picnic area.

23. 2021-07-28
    listed $14,500 Active 365-char remark

    Show marketing remark (365 chars)

    This gorgeous corner lot is surveyed, ready for you to build your dream home or weekend getaway at the lake! Beautifully treed lot in gated community near Cedar Creek Lake. Build your dream home on this lot and enjoy all of the amenities Beachwood Estates has to offer, including the club house with a pool, park, tennis courts, dock, boat launch, and picnic area.

24. 2001-05-15
    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: $4,364 · $364/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: +$1,126/yr (+$94/mo · 25.8%)

ⓘ 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 61% 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: −$16,805
• − Property taxes: −$4,364
• − Insurance: −$1,500
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − HOA: −$396
• − Depreciation: −$8,727
• Taxable income: $54,029
• Est. tax owed @ 24.0%: −$12,967
• After-tax cash flow: $42,607/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

+1969.0% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $300,000 NTREIS
• 2026-03-25 Price Changed $315,000 NTREIS
• 2026-03-10 Listed $325,000 NTREIS
• 2024-05-13 Sold (Public Records) — Public Records
• 2021-10-01 Sold (MLS) — NTREIS
• 2021-09-21 Pending — NTREIS
• 2021-09-16 Contingent — NTREIS
• 2021-08-08 Price Changed $11,500 NTREIS
• 2021-07-28 Listed $14,500 NTREIS
• 2001-05-15 Sold (Public Records) — Public Records

Property tax history

+45.6%/yr

Latest (2025): $4,364 · -30.3% YoY. Source: county tax records.