102 Oakwood Dr · Trinidad, TX 75163

$189,000

3 bd · 2.0 ba · 1,641 sqft · SingleFamily · 47 Days on market

Built 2023 Excellent condition 6,490 sqft lot 2-car garage $115/sqft · 37% below area Est $299k · 37% under $46/mo HOA · 1% of rent ↓ 19% since listing

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Why this score? — see what drove the A 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
• Appreciation +5.5/10.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

NEW BUILD!! This charming 3 bed, 2 bath home is the perfect space for families or anyone looking for a comfortable living space. The kitchen is equipped with new appliances and plenty of counter space and beautiful kitchen island to cook your favorite meals. The bedrooms are spacious and offer plenty of closet space. The backyard is the perfect space for outdoor activities or just relaxing in the sun. This home is located in a quiet gated neighborhood, with Lake access and HOA amenities including a playground, swimming pool, clubhouse, tennis court, Pickleball court, and boat ramp. Don't miss out on the opportunity to make this your new home!

Key facts

• Clubhouse
• Swimming pool
• Lake access

Tags

• GATED BEECHWOOD SUBDIVISION
• LAKE ACCESS
• HOA AMENITIES
• PLAYGROUND
• SWIMMING POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 2.7% in Trinidad — 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 57/100 on livability (#1,274 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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: 188 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• At $3,648/mo this rent would consume 75% of the median local household income ($58k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.69%
• DSCR: 2.54
• GRM: 4.3

CMA / ARV

• ARV (median comp): $299,185
• List price: $189,000
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Parkside Dr	0.13mi	3/2.0	1,590 (-3%)	2mo	$298,900	$188	87
113 Dogwood Dr	0.22mi	4/2.0 (+1)	1,618 (-1%)	7mo	$295,000	$182	77
207 Driftwood Dr	0.26mi	3/2.0	1,721 (+5%)	4mo	$317,000	$184	77
435 Waterboard Dr	0.53mi	3/2.0	1,638 (-0%)	2mo	$292,000	$178	74
118 Channelview Dr	0.11mi	3/2.0	1,467 (-11%)	6mo	$258,900	$176	72
105 Oakwood Dr	0.18mi	3/2.0	1,500 (-9%)	6mo	$289,900	$193	72
102 Channelview	0.18mi	3/2.0	1,450 (-12%)	4mo	$269,000	$186	69
202 Morning Dove Dr	0.48mi	3/2.0	1,606 (-2%)	6mo	$269,900	$168	68
509 Waterboard Rd	0.52mi	3/2.0	1,552 (-5%)	1mo	$285,000	$184	66
212 E Beachwood Loop	0.42mi	3/2.0	1,500 (-9%)	3mo	$272,500	$182	63
433 Waterboard Dr	0.53mi	3/2.0	1,780 (+8%)	0mo	$304,000	$171	61
429 Waterboard Dr	0.53mi	3/2.0	1,500 (-9%)	0mo	$285,000	$190	61

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: 37.2%
• Equity multiple: 2.92×
• Total profit: $101,367
• Equity at exit: $64,861

10-year hold

• IRR: 39.3%
• Equity multiple: 5.72×
• Total profit: $249,948
• Equity at exit: $86,458

Cash invested: $52,920 (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: 14 active · 10 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $287,000 ($176/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75163

• Home prices YoY: 0.5%
• Active inventory: 188
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,648 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$46
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $1,530

Break-even live

Break-even rent $1,712

Max offer price $189,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,660	-5% $1,595	+0% $1,530	+5% $1,464	+10% $1,399
Rent	-10% $1,242	-5% $1,386	+0% $1,530	+5% $1,674	+10% $1,818
Rate	-1.0pp $1,625	-0.5pp $1,578	base $1,530	+0.5pp $1,481	+1.0pp $1,431

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	93d	1	0.98mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	93d	1	0.99mi
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	93d	1	1.32mi

Property features AI

Finance

• Other: Special listing conditions: Real Estate Owned
• HOA & community: Mandatory HOAHOA managed by BluehawkHOA fee covers full use of facilitiesHOA fee paid annually

Exterior

• Parking: Two covered parking spacesAttached 2-car garageDrivewayGarage faces front
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single-family residenceResidential propertyPreowned (built in 2023)
• Construction: Brick constructionComposition roofSlab foundationYear built 2023
• Exterior features: Lot under 0.5 acre (approx. 0.149 acre)Community poolPlaygroundBoat ramp

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen islandOne level8 total rooms1 living area1 dining area
• Laundry & utility: Utility roomWasher hookup

HOA detail $46/mo · $552/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $189,000 Active 47 DOM
2. 2026-08-07
   days on market $189,000 Active 46 DOM
3. 2026-08-06
   days on market $189,000 Active 45 DOM
4. 2026-08-05
   days on market $189,000 Active 44 DOM
5. 2026-08-04
   days on market $189,000 Active 43 DOM
6. 2026-08-03
   pricedays on market $189,000 Active 42 DOM
7. 2026-07-31
   days on market $199,000 Active 39 DOM
8. 2026-07-29
   days on market $199,000 Active 37 DOM
9. 2026-07-27
   days on market $199,000 Active 35 DOM
10. 2026-07-25
    days on market $199,000 Active 33 DOM
11. 2026-07-24
    days on market $199,000 Active 32 DOM
12. 2026-07-23
    days on market $199,000 Active 31 DOM
13. 2026-07-22
    days on market $199,000 Active 30 DOM
14. 2026-07-21
    pricedays on market $199,000 Active 29 DOM
15. 2026-07-18
    days on market $210,000 Active 26 DOM
16. 2026-07-17
    days on market $210,000 Active 24 DOM
17. 2026-07-16
    days on market $210,000 Active 23 DOM
18. 2026-07-14
    days on market $210,000 Active 22 DOM
19. 2026-07-13
    days on market $210,000 Active 21 DOM
20. 2026-07-12
    days on market $210,000 Active 20 DOM
21. 2026-07-11
    days on market $210,000 Active 19 DOM
22. 2026-07-10
    days on market $210,000 Active 18 DOM
23. 2026-07-09
    days on market $210,000 Active 17 DOM
24. 2026-07-08
    days on market $210,000 Active 16 DOM
25. 2026-07-07
    days on market $210,000 Active 15 DOM
26. 2026-07-06
    days on market $210,000 Active 14 DOM
27. 2026-07-05
    days on market $210,000 Active 13 DOM
28. 2026-07-04
    days on market $210,000 Active 12 DOM
29. 2026-07-03
    days on market $210,000 Active 11 DOM
30. 2026-07-02
    days on market $210,000 Active 10 DOM
31. 2026-07-01
    days on market $210,000 Active 9 DOM
32. 2026-06-30
    days on market $210,000 Active 8 DOM
33. 2026-06-29
    days on market $210,000 Active 7 DOM
34. 2026-06-28
    days on market $210,000 Active 6 DOM
35. 2026-06-27
    days on market $210,000 Active 5 DOM
36. 2026-06-26
    days on market $210,000 Active 3 DOM
37. 2026-06-23
    pricedays on marketlisting id $210,000 Active 1 DOM
38. 2026-06-14
    days on market $221,000 Active 88 DOM
39. 2026-06-12
    days on market $221,000 Active 87 DOM
40. 2026-06-09
    days on market $221,000 Active 84 DOM
41. 2026-06-08
    days on market $221,000 Active 83 DOM
42. 2026-06-07
    days on market $221,000 Active 82 DOM
43. 2026-06-02
    days on market $221,000 Active 77 DOM
44. 2026-06-01
    days on market $221,000 Active 76 DOM
45. 2026-05-31
    days on market $221,000 Active 75 DOM
46. 2026-05-30
    days on market $221,000 Active 74 DOM
47. 2026-04-22
    price $231,000 717-char remark
48. 2026-03-16
    listed $242,500 Active 717-char remark
49. 2023-06-23
    soldstatus Closed 650-char remark

    Show marketing remark (650 chars)

    NEW BUILD!! This charming 3 bed, 2 bath home is the perfect space for families or anyone looking for a comfortable living space. The kitchen is equipped with new appliances and plenty of counter space and beautiful kitchen island to cook your favorite meals. The bedrooms are spacious and offer plenty of closet space. The backyard is the perfect space for outdoor activities or just relaxing in the sun. This home is located in a quiet gated neighborhood, with Lake access and HOA amenities including a playground, swimming pool, clubhouse, tennis court, Pickleball court, and boat ramp. Don't miss out on the opportunity to make this your new home!

50. 2023-05-24
    status Pending 650-char remark

    Show marketing remark (650 chars)

    NEW BUILD!! This charming 3 bed, 2 bath home is the perfect space for families or anyone looking for a comfortable living space. The kitchen is equipped with new appliances and plenty of counter space and beautiful kitchen island to cook your favorite meals. The bedrooms are spacious and offer plenty of closet space. The backyard is the perfect space for outdoor activities or just relaxing in the sun. This home is located in a quiet gated neighborhood, with Lake access and HOA amenities including a playground, swimming pool, clubhouse, tennis court, Pickleball court, and boat ramp. Don't miss out on the opportunity to make this your new home!

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $43,775
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$3,502
• − Management: −$3,502
• − HOA: −$552
• − Depreciation: −$5,498
• Taxable income: $16,354
• Est. tax owed @ 24.0%: −$3,925
• After-tax cash flow: $14,432/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

Excellent 95/100 None rehab

This charming 3-bedroom, 2-bathroom home in a gated community is move-in ready with new appliances, granite countertops, and a fresh paint job. The location offers lake access and HOA amenities, making it an ideal family home or investment property.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both painting — fresh paint can make a significant difference in curb appeal and interior aesthetics ↑

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

D Composite livability gradescore 57/100

Livability — Trinidad

• Score: 57/100
• State rank: #1274
• US rank: #22143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henderson · 80,471 people
• City population: 2,569
• Population (ZIP): 2,569
• Household income: $57,989
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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: Special listing conditions: Real Estate Owned
• HOA & community: Mandatory HOAHOA managed by BluehawkHOA fee covers full use of facilitiesHOA fee paid annually

Exterior

• Parking: Two covered parking spacesAttached 2-car garageDrivewayGarage faces front
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single-family residenceResidential propertyPreowned (built in 2023)
• Construction: Brick constructionComposition roofSlab foundationYear built 2023
• Exterior features: Lot under 0.5 acre (approx. 0.149 acre)Community poolPlaygroundBoat ramp

Interior

• Kitchen: Electric rangeRefrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen islandOne level8 total rooms1 living area1 dining area
• Laundry & utility: Utility roomWasher hookup

Price history

-18.8% since first listed

12 events — show timeline

• 2026-07-20 Price Changed $199,000 NTREIS
• 2026-06-22 Listed $210,000 NTREIS
• 2026-06-13 Listing Removed — NTREIS
• 2026-06-04 Price Changed $221,000 NTREIS
• 2026-06-04 Price Changed $200,016 NTREIS
• 2026-05-29 Price Changed $221,000 NTREIS
• 2026-04-22 Price Changed $231,000 NTREIS
• 2026-03-16 Listed $242,500 NTREIS
• 2023-06-23 Sold (MLS) — NTREIS
• 2023-05-24 Pending — NTREIS
• 2023-05-17 Contingent — NTREIS
• 2023-05-07 Listed $245,000 NTREIS