166 Spillview Acres Cir · Tool, TX 75163

$185,000

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 78 Days on market

Built 1990 0.92 ac lot $350/sqft · 62% above area Est $238k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 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
• DSCR +1.7/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Charming 2 bedroom, 1bath home featuring an inviting oversized living area and spacious primary bedroom and a large guest room. While the efficient kitchen layout maximizes functionality. Bring the family, dogs or friends and enjoy this .9 acres. There is plenty of space for the RV, boat and toys. Recent updates include a roof installed December 2025, updated electrical box, and recently serviced septic tank.

Key facts

• Recent updates
• Space for toys
• Space for boat

Tags

• OVERSIZED LIVING AREA
• EFFICIENT KITCHEN LAYOUT
• SPACE FOR RV
• SPACE FOR BOAT
• SPACE FOR TOYS
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (38.6% below list).
• Recommended offer: $114k (38.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• By year 10, 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 78 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $15k (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, 66% 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 $113,586 (38.6% 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 78 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.61% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 13.6

CMA / ARV

• ARV (median comp): $237,575
• List price: $185,000
• Delta: -22.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.80×
• Total profit: $-10,553
• Equity at exit: $63,488

10-year hold

• IRR: 1.1%
• Equity multiple: 1.14×
• Total profit: $7,269
• Equity at exit: $84,628

Cash invested: $51,800 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-224

Break-even live

Break-even rent $1,419

Max offer price $145,487

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-15
   statusdays on market $185,000 Pending 78 DOM
2. 2026-06-14
   days on market $185,000 Active Option Contract 77 DOM
3. 2026-06-12
   days on market $185,000 Active Option Contract 76 DOM
4. 2026-06-09
   days on market $185,000 Active Option Contract 73 DOM
5. 2026-06-08
   days on market $185,000 Active Option Contract 72 DOM
6. 2026-06-07
   statusdays on market $185,000 Active Option Contract 71 DOM
7. 2026-06-02
   days on market $185,000 Active 66 DOM
8. 2026-06-01
   days on market $185,000 Active 65 DOM
9. 2026-05-31
   days on market $185,000 Active 64 DOM
10. 2026-05-30
    days on market $185,000 Active 63 DOM
11. 2026-05-19
    price $185,000 412-char remark

    Show marketing remark (412 chars)

    Charming 2 bedroom, 1bath home featuring an inviting oversized living area and spacious primary bedroom and a large guest room. While the efficient kitchen layout maximizes functionality. Bring the family, dogs or friends and enjoy this .9 acres. There is plenty of space for the RV, boat and toys. Recent updates include a roof installed December 2025, updated electrical box, and recently serviced septic tank.

12. 2026-05-11
    price $195,000 412-char remark

    Show marketing remark (412 chars)

    Charming 2 bedroom, 1bath home featuring an inviting oversized living area and spacious primary bedroom and a large guest room. While the efficient kitchen layout maximizes functionality. Bring the family, dogs or friends and enjoy this .9 acres. There is plenty of space for the RV, boat and toys. Recent updates include a roof installed December 2025, updated electrical box, and recently serviced septic tank.

13. 2026-03-26
    listed $200,000 Active 412-char remark

    Show marketing remark (412 chars)

    Charming 2 bedroom, 1bath home featuring an inviting oversized living area and spacious primary bedroom and a large guest room. While the efficient kitchen layout maximizes functionality. Bring the family, dogs or friends and enjoy this .9 acres. There is plenty of space for the RV, boat and toys. Recent updates include a roof installed December 2025, updated electrical box, and recently serviced septic tank.

14. 2023-11-17
    soldstatus
15. 2023-11-16
    soldstatus Closed 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

16. 2023-11-16
    soldstatus Closed

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

17. 2023-10-23
    status Pending 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

18. 2023-10-10
    historical
19. 2023-10-09
    price $120,000 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

20. 2023-10-09
    status Active Option Contract 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

21. 2023-10-03
    price $120,000
22. 2023-09-14
    listed $149,999 Active
23. 2023-07-18
    price $149,900 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

24. 2023-06-22
    price $160,000 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

25. 2023-06-05
    listed $169,900 Active 754-char remark

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

26. 2023-06-05
    listed $149,900 Active

    Show marketing remark (754 chars)

    PRICE IMPROVEMENT, Investors, this would make a great rental or even a AirBNB. This spacious 2 bedroom, 1 bath home is perfect for anyone! New home buyers, investors, vacation or lake home! Owner has cleaned up debris in the yard, for plenty of space to relax and entertain. Fresh exterior and interior paint, and new floors. Enjoy all your family photos in the gorgeous built ins in the living room. Home comes with kitchen appliances and has stackable wd connections. Plenty of space to park your car, boat, or RV, the concrete driveway leading to the 1 car garage and 1 car carport. The lake is just right down the road, for perfect summer fun! Call today for your private tour. This subdivision is on a paved road, very family oriented neighborhood.

27. 2023-05-05
    soldstatus Closed
28. 2023-05-05
    soldstatus Closed
29. 2023-05-05
    soldstatus
30. 2023-04-25
    historical
31. 2023-03-31
    historical
32. 2023-03-28
    listed $59,500
33. 2023-03-27
    status Pending
34. 2023-03-20
    listed $59,500 Active
35. 2023-03-17
    soldstatus
36. 1985-06-01
    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: $885 · $74/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,500/yr (+$208/mo · 282.5%)

ⓘ 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 ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,630
• − Mortgage interest: −$10,363
• − Property taxes: −$885
• − Insurance: −$925
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$5,382
• Taxable loss: −$6,105
• Est. tax savings @ 24.0%: +$1,465
• After-tax cash flow: $-1,219/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

+210.9% since first listed

26 events — show timeline

• 2026-05-19 Price Changed $185,000 NTREIS
• 2026-05-11 Price Changed $195,000 NTREIS
• 2026-03-26 Listed $200,000 NTREIS
• 2023-11-17 Sold (Public Records) — Public Records
• 2023-11-16 Sold (MLS) — GTAR
• 2023-11-16 Sold (MLS) — NTREIS
• 2023-10-23 Pending — NTREIS
• 2023-10-10 Delisted — GTAR
• 2023-10-09 Price Changed $120,000 NTREIS
• 2023-10-09 Relisted — NTREIS
• 2023-10-03 Price Changed $120,000 GTAR
• 2023-09-14 Listed $149,999 GTAR
• 2023-07-18 Price Changed $149,900 NTREIS
• 2023-06-22 Price Changed $160,000 NTREIS
• 2023-06-05 Listed $149,900 GTAR
• 2023-06-05 Listed $169,900 NTREIS
• 2023-05-05 Sold (Public Records) — Public Records
• 2023-05-05 Sold (MLS) — NTREIS
• 2023-05-05 Sold (MLS) — HCBOR
• 2023-04-25 Delisted — HCBOR
• 2023-03-31 Delisted — HCBOR
• 2023-03-28 Listed $59,500 HCBOR
• 2023-03-27 Pending — NTREIS
• 2023-03-20 Listed $59,500 NTREIS
• 2023-03-17 Sold (Public Records) — Public Records
• 1985-06-01 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $885 · +7.7% YoY. Source: county tax records.