905 Tupuna Dr · Tool, TX 75143

$79,000

2 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 121 Days on market

Built 2020 Poor condition 0.69 ac lot Garage $63/sqft · 72% below area $5/mo HOA ↓ 8% 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 +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Tool, Texas on 0.69 acres nestled in a forest, this home offers a rare opportunity to create something truly your own! The home is currently framed for a 2 bedroom layout, giving you a head start while leaving the interior unfinished and ready for your vision. The kitchen is a blank slate with no cabinetry in place, allowing complete customization to fit your design and functionality goals. Whether you’re looking to build a private retreat, investment property, or weekend getaway near Cedar Creek Lake, this property delivers flexibility and potential in a peaceful, wooded environment.

Key facts

• Investment property
• 0.69 acres
• Private retreat

Tags

• 0.69 ACRES
• FRAMED FOR A 2 BEDROOM LAYOUT
• BLANK SLATE KITCHEN
• PRIVATE RETREAT
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 2.4% 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); 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: 542 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).
• This rent runs 34% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.50% ✓
• Cap rate: 20.92%
• Cash-on-cash: 52.25%
• DSCR: 3.32
• GRM: 3.3

CMA / ARV

• ARV (median comp): $179,500
• List price: $79,000
• Delta: -50.14%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Midway Rd	0.28mi	2/2.0	1,386 (+11%)	0mo	$47,000	$34	65
1313 Aloha Rd	0.44mi	2/2.0	1,280 (+2%)	12mo	$275,000	$215	61
708 Kontiki Dr	0.27mi	3/2.0 (+1)	1,232 (-2%)	22mo	$269,000	$218	58
1525 Oak Shore Dr	0.52mi	2/2.0	1,204 (-4%)	23mo	$599,000	$498	46
219 Midway Rd	0.46mi	3/2.0 (+1)	1,380 (+10%)	11mo	$259,900	$188	43
1805 Scenic Dr	0.71mi	3/2.0 (+1)	1,298 (+4%)	13mo	$425,000	$327	40
207 Tanglewood Dr	0.42mi	3/2.0 (+1)	1,404 (+12%)	18mo	$314,500	$224	36
1801 Scenic Dr	0.72mi	3/2.0 (+1)	1,144 (-9%)	14mo	$129,999	$114	31

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: 50.2%
• Equity multiple: 3.20×
• Total profit: $48,606
• Equity at exit: $11,779

10-year hold

• IRR: 55.7%
• Equity multiple: 6.50×
• Total profit: $121,566
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 3 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $291,500 ($220/sqft)
• Median days on market: 56 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -35.0% vs current asking $/sqft

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

ZIP-level market 75143

• Home prices YoY: -11.4%
• Active inventory: 542
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$33
• HOA: −$5
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $963

Break-even live

Break-even rent $756

Max offer price $79,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,008	-5% $986	+0% $963	+5% $941	+10% $918
Rent	-10% $807	-5% $885	+0% $963	+5% $1,041	+10% $1,119
Rate	-1.0pp $1,003	-0.5pp $983	base $963	+0.5pp $943	+1.0pp $922

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	93d	1	0.68mi

Property features AI

Finance

• Other: Directions provided to the property
• Financial info: Listing terms: CashLoan type: Treat As ClearNo second mortgage indicated
• HOA & community: Mandatory association with Paradise Bay POAAnnual association fee $60 covering management feesHOA management phone available

Exterior

• Parking: Open parking (no covered, carport, or garage spaces listed)
• Utilities: City sewerMUD waterProperty in a Municipal Utility District
• Home design: Single family residenceResidential propertyOne storyPreowned (built in 2020)Subdivision: RUSSELL SUR
• Construction: Metal sidingMetal roofPillar/post/pier foundationBuilt in 2020
• Exterior features: Property has many treesWill not subdivide

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: One-level layoutLiving area approximately 800One living area and one dining areaOther interior features
• Laundry & utility: No laundry appliances listed

Listing history 50 events

1. 2026-08-08
   days on market $79,000 Active 121 DOM
2. 2026-08-07
   days on market $79,000 Active 120 DOM
3. 2026-08-06
   days on market $79,000 Active 119 DOM
4. 2026-08-05
   price $79,000 Active 118 DOM
5. 2026-08-05
   days on market $89,500 Active 118 DOM
6. 2026-08-04
   days on market $89,500 Active 117 DOM
7. 2026-08-03
   days on market $89,500 Active 116 DOM
8. 2026-07-31
   days on market $89,500 Active 113 DOM
9. 2026-07-29
   days on market $89,500 Active 111 DOM
10. 2026-07-27
    days on market $89,500 Active 109 DOM
11. 2026-07-25
    days on market $89,500 Active 107 DOM
12. 2026-07-24
    days on market $89,500 Active 106 DOM
13. 2026-07-23
    days on market $89,500 Active 105 DOM
14. 2026-07-22
    days on market $89,500 Active 104 DOM
15. 2026-07-21
    days on market $89,500 Active 103 DOM
16. 2026-07-18
    days on market $89,500 Active 100 DOM
17. 2026-07-17
    pricedays on market $89,500 Active 98 DOM
18. 2026-07-16
    days on market $92,000 Active 97 DOM
19. 2026-07-14
    days on market $92,000 Active 96 DOM
20. 2026-07-13
    days on market $92,000 Active 95 DOM
21. 2026-07-12
    days on market $92,000 Active 94 DOM
22. 2026-07-11
    days on market $92,000 Active 93 DOM
23. 2026-07-10
    days on market $92,000 Active 92 DOM
24. 2026-07-09
    days on market $92,000 Active 91 DOM
25. 2026-07-08
    days on market $92,000 Active 90 DOM
26. 2026-07-07
    days on market $92,000 Active 89 DOM
27. 2026-07-06
    days on market $92,000 Active 88 DOM
28. 2026-07-05
    days on market $92,000 Active 87 DOM
29. 2026-07-04
    days on market $92,000 Active 86 DOM
30. 2026-07-03
    days on market $92,000 Active 85 DOM
31. 2026-07-02
    days on market $92,000 Active 84 DOM
32. 2026-07-01
    days on market $92,000 Active 83 DOM
33. 2026-06-30
    days on market $92,000 Active 82 DOM
34. 2026-06-29
    days on market $92,000 Active 81 DOM
35. 2026-06-28
    days on market $92,000 Active 80 DOM
36. 2026-06-27
    days on market $92,000 Active 79 DOM
37. 2026-06-26
    days on market $92,000 Active 77 DOM
38. 2026-06-22
    days on market $92,000 Active 74 DOM
39. 2026-06-19
    days on market $92,000 Active 71 DOM
40. 2026-06-18
    days on market $92,000 Active 70 DOM
41. 2026-06-17
    days on market $92,000 Active 69 DOM
42. 2026-06-16
    days on market $92,000 Active 68 DOM
43. 2026-06-15
    days on market $92,000 Active 67 DOM
44. 2026-06-14
    days on market $92,000 Active 65 DOM
45. 2026-06-12
    days on market $92,000 Active 64 DOM
46. 2026-06-09
    days on market $92,000 Active 61 DOM
47. 2026-06-08
    days on market $92,000 Active 60 DOM
48. 2026-06-07
    days on market $92,000 Active 59 DOM
49. 2026-06-02
    days on market $92,000 Active 54 DOM
50. 2026-06-01
    days on market $92,000 Active 53 DOM

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$4,425
• − Property taxes: −$1,738
• − Insurance: −$395
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$60
• − Depreciation: −$2,298
• Taxable income: $10,991
• Est. tax owed @ 24.0%: −$2,638
• After-tax cash flow: $8,920/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $62,600–$112,680 screening

This property requires extensive repairs and maintenance, including a new roof, repainting, and repairing the exterior siding and fencing. These updates will significantly improve the home's value and make it more attractive to potential buyers and renters.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major fencing — The fencing is rusted and in poor condition.

Value-add opportunities

• Resale repairing the roof — A repaired roof will significantly improve the home's appearance and reduce the risk of water damage. ↑
• Resale repainting the exterior siding — A fresh coat of paint will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Both repairing the fencing — A repaired and painted fence will improve the home's curb appeal and provide better security. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 66/100

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
• County: Kaufman · 80,471 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,676
• Household income: $68,996
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 8% 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 (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%

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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: ▼ -42.99%
• Current HPI: 332.57
• 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: Directions provided to the property
• Financial info: Listing terms: CashLoan type: Treat As ClearNo second mortgage indicated
• HOA & community: Mandatory association with Paradise Bay POAAnnual association fee $60 covering management feesHOA management phone available

Exterior

• Parking: Open parking (no covered, carport, or garage spaces listed)
• Utilities: City sewerMUD waterProperty in a Municipal Utility District
• Home design: Single family residenceResidential propertyOne storyPreowned (built in 2020)Subdivision: RUSSELL SUR
• Construction: Metal sidingMetal roofPillar/post/pier foundationBuilt in 2020
• Exterior features: Property has many treesWill not subdivide

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: One-level layoutLiving area approximately 800One living area and one dining areaOther interior features
• Laundry & utility: No laundry appliances listed

Price history

-8.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $92,000 NTREIS
• 2026-04-06 Listed $100,000 NTREIS
• 2011-01-25 Sold (Public Records) — Public Records
• 2006-10-11 Sold (Public Records) — Public Records
• 1989-02-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,738 · +13.3% YoY. Source: county tax records.