5018 Point Lavista · Caney City, TX 75148

$274,999

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 59 Days on market

Built 2025 6,534 sqft lot Est $262k · at est. $15/mo HOA · 1% of rent ↓ 13% since listing

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Why this score? — see what drove the D- 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 +12.9/30.0
• ARV discount +5.4/15.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the beautiful Point La Vista community of Malakoff, this gorgeous red brick home offers the perfect blend of comfort, style, and peaceful lake living. Enjoy the quiet charm of a lakeside lifestyle with convenient access to a community boat ramp—ideal for weekends on the water and unforgettable family retreats. Inside, you’ll find a modern, open-concept floor plan designed for both everyday living and entertaining, with plenty of room to roam and gather. The neighborhood enhances the experience with resort-style amenities, including a community pool, making this home a true getaway without ever leaving home.

Key facts

• Lakeside lifestyle
• Community boat ramp
• Community pool

Tags

• POINT LA VISTA COMMUNITY
• COMMUNITY BOAT RAMP
• LAKESIDE LIFESTYLE
• RESORT-STYLE AMENITIES
• COMMUNITY POOL

Property features AI

Finance

• Other: Municipal Utility District present
• Financial info: Listing terms include Cash, Conventional, FHA, USDA, VA, and 1031 Exchange
• HOA & community: Mandatory association (Point La Vista POA); Annual HOA fee; HOA covers full use of facilities and grounds maintenance

Exterior

• Parking: Covered parking (1 space); Garage (attached) with epoxy flooring and concrete surface; 2-car single door configuration; Boat parking available
• Utilities: MUD water; MUD sewer
• Home design: Single family residence; One story; Property is attached
• Construction: Built in 2025
• Exterior features: Lot less than 0.5 acre (approximately 0.15 acre); Subdivision: Point La Vista Sub Sec I; Please see GPS for driving directions

Interior

• Kitchen: Dishwasher; Electric range; Kitchen island; Eat-in kitchen; Pantry
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with garden tub, separate shower, and walk-in closet; Two additional bedrooms with walk-in closets
• Bathrooms: 2 full bathrooms; Double vanity in at least one bath
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Central vacuum; Chandelier; Decorative lighting; Double vanity; Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Walk-in closets; One living area; One dining area; Room count of 5
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (12.7% below list).
• Recommended offer: $240k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 0.6% in Caney City — 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 45/100 on livability (#1,562 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: 227 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $240,000 (12.7% 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 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $262,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5018 Point Lavista	0.00mi	3/2.0	1,500 (0%)	1mo	$274,999	$183	100
4898 Point La Vista Rd	0.16mi	3/2.0	1,520 (+1%)	1mo	$279,000	$184	90
221 Harris Blvd	0.15mi	3/2.0	1,361 (-9%)	6mo	$235,000	$173	72
219 Harris Blvd	0.15mi	3/2.0	1,361 (-9%)	8mo	$240,000	$176	71
4780 La Prada	0.11mi	3/2.0	1,280 (-15%)	1mo	$215,000	$168	69
187 Harris	0.28mi	3/2.0	1,300 (-13%)	1mo	$210,000	$162	64
14815 Goliad Dr	0.63mi	3/2.0	1,500 (0%)	10mo	$249,900	$167	62
286 Harris Blvd	0.25mi	3/2.0	1,350 (-10%)	19mo	$233,000	$173	56
303 Harris Blvd	0.34mi	3/2.0	1,317 (-12%)	17mo	$229,990	$175	50
107 Nob Hill Cir	0.55mi	3/2.0	1,672 (+12%)	11mo	$549,000	$328	46
103 Bayside Cir	0.69mi	3/2.0	1,280 (-15%)	0mo	$199,900	$156	43
5220 Point Lavista	0.48mi	2/3.0 (-1)	1,648 (+10%)	16mo	$347,500	$211	39

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-45,755
• Equity at exit: $41,003

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-41,254
• Equity at exit: $23,777

Cash invested: $77,000 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 227
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$15
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-19

Break-even live

Break-even rent $2,425

Max offer price $272,184

Occupancy floor 96%

Sensitivity live

Price	-10% $171	-5% $76	+0% $-19	+5% $-114	+10% $-210
Rent	-10% $-209	-5% $-114	+0% $-19	+5% $75	+10% $170
Rate	-1.0pp $119	-0.5pp $50	base $-19	+0.5pp $-91	+1.0pp $-163

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5320 Loma Vis Malakoff, TX	2.0	2.0	1324	$2,400	$1.81	45d	1	0.55mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: waterpool

Listing history 11 events

1. 2026-05-18
   historical Active Option Contract
2. 2026-05-18
   status Active
3. 2026-04-16
   status Pending
4. 2026-04-08
   historical Active Option Contract
5. 2026-04-02
   price $274,999
6. 2026-03-20
   price $279,999
7. 2026-03-02
   price $284,999
8. 2026-02-24
   listed $299,000 Active
9. 2026-02-12
   historical
10. 2026-01-15
    price $299,000
11. 2025-12-27
    listed $315,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$180
• − Depreciation: −$8,000
• Taxable loss: −$4,892
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $941/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 — Caney City

• Score: 45/100
• State rank: #1562
• US rank: #26636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,944

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -82.76%
• Current HPI: 217.1629
• 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

-12.7% since first listed

11 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-18 Relisted — NTREIS
• 2026-04-16 Pending — NTREIS
• 2026-04-08 Contingent — NTREIS
• 2026-04-02 Price Changed $274,999 NTREIS
• 2026-03-20 Price Changed $279,999 NTREIS
• 2026-03-02 Price Changed $284,999 NTREIS
• 2026-02-24 Listed $299,000 NTREIS
• 2026-02-12 Listing Removed — NTREIS
• 2026-01-15 Price Changed $299,000 NTREIS
• 2025-12-27 Listed $315,000 NTREIS