717 Midway Rd · Tool, TX 75143

$65,000

2 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 18 Days on market

Built 1967 7,971 sqft lot $60/mo HOA · 3% of rent ↓ 18% since listing

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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
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable get away cabin at Cedar Creek Lake. This 2 BR 2 BTH has large bedrooms, beautiful WBFP in living room and cute, functional galley kitchen. POA offers lake access with 2 boat launches and parks. New roof in summer 2021. Wonderful place to go for some cozy time away from the city. Can be used as a vacation rental or just your own comfy retreat. Being sold fully furnished and ready to enjoy! Fire pit and water toys included. POA park is located within walking distance.With a full lake, water in channel allows access for fishing, kayaking and boating.

Key facts

• Lake area setting
• Water access
• 7,971 sq ft lot

Tags

• LAKE AREA SETTING
• WATER ACCESS
• RENOVATION OPPORTUNITY

Property features AI

Finance

• Other: Municipal Utility District: Yes
• Financial info: Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: Mandatory association (Paradise Bay POA); Monthly association fee of $60; Association fee includes full use of facilities

Exterior

• Parking: Carport (1 covered carport space)
• Utilities: MUD water; MUD sewer; Other utilities
• Home design: Single-family residence; Residential property; Built in 1967; Property is not attached
• Construction: Year built: 1967
• Exterior features: Lot less than 0.5 acre (approx. 0.183 acres); Subdivision: Paradise Bay; Directions: From Seven Points, take TX 274 south. Turn left into Paradise Bay, left on Kalura Way, right on Owhyhe Road, then right on Midway Road. Property will be on the right.

Interior

• Kitchen: Appliances: Other
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area; One dining area; Total of 4 rooms; Fireplace (1) — Other
• Laundry & utility: Utilities include MUD water and MUD sewer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% 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: 440 active listings in the ZIP; 2 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $5k (7%) 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.77% ✓
• Cap rate: 23.20%
• Cash-on-cash: 60.36%
• DSCR: 3.69
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $439,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Maloma Ct	0.08mi	3/2.0 (+1)	1,492 (+8%)	2mo	$247,000	$166	77
219 Midway Rd	0.21mi	3/2.0 (+1)	1,380 (-0%)	10mo	$259,900	$188	76
1500 Villa Cove Dr	0.28mi	3/2.0 (+1)	1,470 (+6%)	10mo	$725,000	$493	63
524 Sampan Dr	0.51mi	2/2.0	1,510 (+9%)	7mo	$789,000	$523	55
1313 Aloha Rd	0.49mi	2/2.0	1,280 (-8%)	11mo	$275,000	$215	55
207 Tanglewood Dr	0.59mi	3/2.0 (+1)	1,404 (+1%)	16mo	$314,500	$224	52
1805 Scenic Dr	0.53mi	3/2.0 (+1)	1,298 (-6%)	12mo	$425,000	$327	50
201 Isle Of View Dr	0.63mi	3/2.0 (+1)	1,498 (+8%)	4mo	$475,000	$317	49
1008 Hwy 274	0.53mi	3/2.0 (+1)	1,472 (+6%)	14mo	$225,000	$153	48
708 Kontiki Dr	0.31mi	3/2.0 (+1)	1,232 (-11%)	20mo	$269,000	$218	46
1525 Oak Shore Dr	0.33mi	2/2.0	1,204 (-13%)	22mo	$599,000	$498	45
114 Ridgeoak Way	0.62mi	3/2.0 (+1)	1,440 (+4%)	19mo	$735,000	$510	44

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: 59.2%
• Equity multiple: 3.63×
• Total profit: $47,842
• Equity at exit: $9,692

10-year hold

• IRR: 63.9%
• Equity multiple: 7.43×
• Total profit: $117,005
• Equity at exit: $5,620

Cash invested: $18,200 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 440
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$60
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $916

Break-even live

Break-even rent $645

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1813 Oak Shore Dr Tool, TX	2.0	1.0	905	$1,975	$2.18	43d	1	0.49mi
1012 Whispering Springs Dr Tool, TX	2.0	2.0	904	$1,290	$1.43	43d	1	1.45mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-19
   days on market $65,000 Active 18 DOM
2. 2026-06-18
   days on market $65,000 Active 17 DOM
3. 2026-06-17
   days on market $65,000 Active 16 DOM
4. 2026-06-16
   days on market $65,000 Active 15 DOM
5. 2026-06-15
   days on market $65,000 Active 14 DOM
6. 2026-06-14
   days on market $65,000 Active 12 DOM
7. 2026-06-12
   pricedays on market $65,000 Active 11 DOM
8. 2026-06-09
   days on market $70,000 Active 8 DOM
9. 2026-06-08
   days on market $70,000 Active 7 DOM
10. 2026-06-07
    days on market $70,000 Active 6 DOM
11. 2026-06-01
    remarks 626-char remark
12. 2026-06-01
    listed $70,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $21,642
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$720
• − Depreciation: −$1,891
• Taxable income: $10,627
• Est. tax owed @ 24.0%: −$2,550
• After-tax cash flow: $8,436/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

• Census place: Tool, TX
• Population (ZIP): 14,676

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -42.99%
• Current HPI: 332.57
• 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

-17.6% since first listed

21 events — show timeline

• 2026-05-29 Listed $70,000 NTREIS
• 2022-02-23 Sold (Public Records) — Public Records
• 2022-02-18 Sold (MLS) — HCBOR
• 2022-02-18 Sold (MLS) — NTREIS
• 2022-01-12 Pending — NTREIS
• 2022-01-05 Contingent — NTREIS
• 2021-12-02 Price Changed $199,500 NTREIS
• 2021-10-29 Price Changed $225,000 NTREIS
• 2021-09-25 Price Changed $249,500 NTREIS
• 2021-09-02 Price Changed $259,900 NTREIS
• 2021-07-23 Listed $199,500 HCBOR
• 2021-07-22 Listed $275,000 NTREIS
• 2021-02-10 Sold (Public Records) — Public Records
• 2016-06-07 Sold (Public Records) — Public Records
• 2016-06-03 Sold (MLS) — HCBOR
• 2016-06-03 Sold (MLS) — NTREIS
• 2016-04-21 Pending — NTREIS
• 2016-01-14 Price Changed $85,000 NTREIS
• 2015-10-30 Listed $95,000 NTREIS
• 2015-10-30 Listed $85,000 HCBOR
• 1999-11-10 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,061 · +3.0% YoY. Source: county tax records.