2007 Hazelwood Dr · Tool, TX 75143

$145,000

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 171 Days on market

Built 1975 0.45 ac lot $112/sqft · 61% below area $33/mo HOA · 2% of rent ↓ 19% 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House Sat. April 11th, from 12-2! Price Reduction! Fixer Upper! A perfect lake retreat! This home is a 2-2 with a small study within walking distance of Cedar Creek Lake! The home sits on three lots! A large fully fence front yard! There are many mature trees, beautiful setting with access to community boat launch, swimming, playground, and fishing pier! The home is in need of some TLC but it has great potential! Investors this property has a good structure with a metal roof! The inside needs remodeled. The home is sitting on 3 lots near the lake! Call for an appointment today!

Key facts

• Fishing pier
• Mature trees
• 0.45 acre lot

Tags

• FULLY FENCED FRONT YARD
• MATURE TREES
• COMMUNITY BOAT LAUNCH
• FISHING PIER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (4.7% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 441 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $368,193
• List price: $145,000
• Delta: -60.62%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Gavin Rd	0.11mi	3/2.0 (+1)	1,292 (-0%)	15mo	$329,000	$255	77
2013 Wildwood Way	0.11mi	3/2.0 (+1)	1,452 (+12%)	1mo	$245,000	$169	69
2005 Lakeview	0.18mi	3/2.0 (+1)	1,332 (+3%)	23mo	$225,000	$169	63

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,130
• Equity at exit: $21,620

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-8,810
• Equity at exit: $12,537

Cash invested: $40,600 (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: 441
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$60
• HOA: −$33
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $84

Break-even live

Break-even rent $1,275

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $166	-5% $125	+0% $84	+5% $43	+10% $2
Rent	-10% $-25	-5% $29	+0% $84	+5% $138	+10% $193
Rate	-1.0pp $157	-0.5pp $121	base $84	+0.5pp $46	+1.0pp $8

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 19 events

1. 2026-06-19
   days on market $145,000 Active 171 DOM
2. 2026-06-18
   days on market $145,000 Active 170 DOM
3. 2026-06-17
   days on market $145,000 Active 169 DOM
4. 2026-06-16
   days on market $145,000 Active 168 DOM
5. 2026-06-15
   days on market $145,000 Active 167 DOM
6. 2026-06-14
   days on market $145,000 Active 165 DOM
7. 2026-06-12
   days on market $145,000 Active 164 DOM
8. 2026-06-09
   days on market $145,000 Active 161 DOM
9. 2026-06-08
   days on market $145,000 Active 160 DOM
10. 2026-06-07
    days on market $145,000 Active 159 DOM
11. 2026-06-02
    days on market $145,000 Active 154 DOM
12. 2026-06-01
    days on market $145,000 Active 153 DOM
13. 2026-05-31
    days on market $145,000 Active 152 DOM
14. 2026-05-30
    days on market $145,000 Active 151 DOM
15. 2026-04-10
    price $145,000 592-char remark

    Show marketing remark (592 chars)

    Open House Sat. April 11th, from 12-2! Price Reduction! Fixer Upper! A perfect lake retreat! This home is a 2-2 with a small study within walking distance of Cedar Creek Lake! The home sits on three lots! A large fully fence front yard! There are many mature trees, beautiful setting with access to community boat launch, swimming, playground, and fishing pier! The home is in need of some TLC but it has great potential! Investors this property has a good structure with a metal roof! The inside needs remodeled. The home is sitting on 3 lots near the lake! Call for an appointment today!

16. 2026-02-17
    price $159,000 592-char remark

    Show marketing remark (592 chars)

    Open House Sat. April 11th, from 12-2! Price Reduction! Fixer Upper! A perfect lake retreat! This home is a 2-2 with a small study within walking distance of Cedar Creek Lake! The home sits on three lots! A large fully fence front yard! There are many mature trees, beautiful setting with access to community boat launch, swimming, playground, and fishing pier! The home is in need of some TLC but it has great potential! Investors this property has a good structure with a metal roof! The inside needs remodeled. The home is sitting on 3 lots near the lake! Call for an appointment today!

17. 2025-12-29
    listed $179,000 Active 592-char remark

    Show marketing remark (592 chars)

    Open House Sat. April 11th, from 12-2! Price Reduction! Fixer Upper! A perfect lake retreat! This home is a 2-2 with a small study within walking distance of Cedar Creek Lake! The home sits on three lots! A large fully fence front yard! There are many mature trees, beautiful setting with access to community boat launch, swimming, playground, and fishing pier! The home is in need of some TLC but it has great potential! Investors this property has a good structure with a metal roof! The inside needs remodeled. The home is sitting on 3 lots near the lake! Call for an appointment today!

18. 2004-09-27
    soldstatus
19. 2001-08-06
    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: $1,841 · $153/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$812/yr (+$68/mo · 44.1%)

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

Taxation est. · year 1

• Rental income: $16,574
• − Mortgage interest: −$8,122
• − Property taxes: −$1,841
• − Insurance: −$725
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$396
• − Depreciation: −$4,218
• Taxable loss: −$1,380
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,338/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): 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

-19.0% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $145,000 NTREIS
• 2026-02-17 Price Changed $159,000 NTREIS
• 2025-12-29 Listed $179,000 NTREIS
• 2004-09-27 Sold (Public Records) — Public Records
• 2001-08-06 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,841 · +14.2% YoY. Source: county tax records.