905 Tupuna Dr · Tool, TX 75143

$92,000

2 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 71 Days on market

Built 2020 0.69 ac lot $73/sqft · 65% below area Est $168k · 45% under $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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

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. Located about an hour drive from Dallas, enjoy a quiet setting with convenient access to Cedar Creek Lake and surrounding areas. Cedar Creek Lake is one of the largest lakes in Texas, celebrated for its recreational lifestyle, boating, and bass fishing. Property is being sold as is. Please enter the garage at your own risk. Bring your vision! Claim Your Piece of Texas!

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 $92k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 440 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 $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
6. 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.
7. 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: 2.15% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.44%
• DSCR: 2.84
• GRM: 3.9

CMA / ARV

• ARV (median comp): $168,381
• List price: $92,000
• Delta: -45.36%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Aloha Rd	0.44mi	2/2.0	1,280 (+2%)	11mo	$275,000	$215	63
708 Kontiki Dr	0.27mi	3/2.0 (+1)	1,232 (-2%)	20mo	$269,000	$218	59
900 Lohaina Ct	0.30mi	3/2.0 (+1)	1,200 (-4%)	22mo	$450,000	$375	52
1525 Oak Shore Dr	0.52mi	2/2.0	1,204 (-4%)	22mo	$599,000	$498	47
219 Midway Rd	0.46mi	3/2.0 (+1)	1,380 (+10%)	10mo	$259,900	$188	44
1805 Scenic Dr	0.71mi	3/2.0 (+1)	1,298 (+4%)	12mo	$425,000	$327	42
713 Luzon Ct	0.22mi	3/2.0 (+1)	1,424 (+14%)	23mo	$150,000	$105	39
207 Tanglewood Dr	0.42mi	3/2.0 (+1)	1,404 (+12%)	16mo	$314,500	$224	38
1801 Scenic Dr	0.72mi	3/2.0 (+1)	1,144 (-9%)	13mo	$129,999	$114	32
309 Kapuna Dr	0.56mi	3/2.0 (+1)	1,392 (+11%)	23mo	$89,900	$65	27

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: 38.0%
• Equity multiple: 2.62×
• Total profit: $41,802
• Equity at exit: $13,717

10-year hold

• IRR: 44.6%
• Equity multiple: 5.25×
• Total profit: $109,566
• Equity at exit: $7,954

Cash invested: $25,760 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$38
• HOA: −$5
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $890

Break-even live

Break-even rent $849

Max offer price $92,000

Occupancy floor 50%

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: $23,000
• Closing costs: $2,760
• 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	43d	1	0.68mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 19 events

1. 2026-06-19
   days on market $92,000 Active 71 DOM
2. 2026-06-18
   days on market $92,000 Active 70 DOM
3. 2026-06-17
   days on market $92,000 Active 69 DOM
4. 2026-06-16
   days on market $92,000 Active 68 DOM
5. 2026-06-15
   days on market $92,000 Active 67 DOM
6. 2026-06-14
   days on market $92,000 Active 65 DOM
7. 2026-06-12
   days on market $92,000 Active 64 DOM
8. 2026-06-09
   days on market $92,000 Active 61 DOM
9. 2026-06-08
   days on market $92,000 Active 60 DOM
10. 2026-06-07
    days on market $92,000 Active 59 DOM
11. 2026-06-02
    days on market $92,000 Active 54 DOM
12. 2026-06-01
    days on market $92,000 Active 53 DOM
13. 2026-05-31
    days on market $92,000 Active 52 DOM
14. 2026-05-30
    days on market $92,000 Active 51 DOM
15. 2026-05-07
    price $92,000 980-char remark

    Show marketing remark (980 chars)

    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. Located about an hour drive from Dallas, enjoy a quiet setting with convenient access to Cedar Creek Lake and surrounding areas. Cedar Creek Lake is one of the largest lakes in Texas, celebrated for its recreational lifestyle, boating, and bass fishing. Property is being sold as is. Please enter the garage at your own risk. Bring your vision! Claim Your Piece of Texas!

16. 2026-04-06
    listed $100,000 Active 980-char remark

    Show marketing remark (980 chars)

    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. Located about an hour drive from Dallas, enjoy a quiet setting with convenient access to Cedar Creek Lake and surrounding areas. Cedar Creek Lake is one of the largest lakes in Texas, celebrated for its recreational lifestyle, boating, and bass fishing. Property is being sold as is. Please enter the garage at your own risk. Bring your vision! Claim Your Piece of Texas!

17. 2011-01-25
    soldstatus
18. 2006-10-11
    soldstatus
19. 1989-02-01
    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: $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: −$5,153
• − Property taxes: −$1,738
• − Insurance: −$460
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$60
• − Depreciation: −$2,676
• Taxable income: $9,820
• Est. tax owed @ 24.0%: −$2,357
• After-tax cash flow: $8,318/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

-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.