29 Driving Range Ln · Westwood Shores, TX 75862

$57,000

1 bd · 1.0 ba · 764 sqft · Townhouse public records · 21 Days on market

Built 1979 2,334 sqft lot Est $78k · 27% under $278/mo HOA · 28% of rent

---

Why this score? — see what drove the C+ 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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.7/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This is an opportunity you won't want to overlook! Located in Westwood Shores, this charming 1-bedroom, 1-bathroom townhome is conveniently located near the golf course. Inside, you’ll find a utility room within and a blank canvas ready for your personal touch! Westwood offers an abundance of amenities, including a gym, pool, clubhouse, manned gate, and golf course, just to name a few! Contact us today to schedule a showing.

Key facts

• Utility room
• Clubhouse
• Gym

Tags

• UTILITY ROOM
• GYM
• POOL
• CLUBHOUSE
• MANNED GATE
• GOLF COURSE

Property features AI

Finance

• Other: Road surface: asphalt
• HOA & community: Westwood Shores POA; Annual association fee; Association amenities include boat dock, boat ramp, boat slip, RV/boat storage, clubhouse, fitness center, golf course, meeting/party room, playground, pickleball, pool, tennis courts, trash service, and gated access; Association fees cover clubhouse, common areas, grounds maintenance, recreation facilities, and trash

Exterior

• Parking: No garage; RV access/parking
• Security: Gated community with attendant; Controlled access
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Full ownership; Slab foundation; Built in 1979
• Construction: Cement siding; Composition roof
• Exterior features: Pond on lot; Association pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: 1 room total
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laundry in utility room; Dryer and washer included; Dishwasher, electric cooktop, electric oven, microwave
• Laundry & utility: Laundry in utility room; Washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $57k.

Deal economics

• At list price, monthly cash flow is $51 ($613/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.6% in Westwood Shores — 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lansberry El (math 35% / reading 33%, grade F, #2,149 of 4,322 statewide, top 50%, 570 students, 91% FRL); Trinity H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 350 students, 84% FRL) — zoned schools average 87% FRL vs 50% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $99 of equity ($394 loan paydown + $-295 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,145 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.74% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $77,928
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Driving Range Ln	0.03mi	2/1.0 (+1)	798 (+4%)	8mo	$100,000	$125	80
40 Driving Range Ln	0.07mi	2/1.0 (+1)	798 (+4%)	7mo	$140,000	$175	79
41 Driving Range Ln #41	0.07mi	2/1.0 (+1)	798 (+4%)	11mo	$154,900	$194	75
55 Westwood Village Dr #55	0.06mi	2/1.0 (+1)	861 (+13%)	1mo	$75,000	$87	70
78 Westwood Dr W	0.06mi	2/1.0 (+1)	808 (+6%)	17mo	$80,000	$99	69
76 Westwood Dr W	0.05mi	1/1.0	838 (+10%)	17mo	$68,000	$81	67
68 Westwood Drive West	0.05mi	1/1.0	668 (-13%)	17mo	$68,000	$102	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $437
• Equity at exit: $15,093

10-year hold

• IRR: 6.9%
• Equity multiple: 1.72×
• Total profit: $11,441
• Equity at exit: $17,016

Cash invested: $15,960 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$24
• HOA: −$278
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $51

Break-even live

Break-even rent $928

Max offer price $57,000

Occupancy floor 90%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $278 · $3,336/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-19
   days on market $57,000 Active 21 DOM
2. 2026-06-18
   days on market $57,000 Active 20 DOM
3. 2026-06-17
   days on market $57,000 Active 19 DOM
4. 2026-06-16
   days on market $57,000 Active 18 DOM
5. 2026-06-15
   days on market $57,000 Active 17 DOM
6. 2026-06-14
   days on market $57,000 Active 15 DOM
7. 2026-06-13
   days on market $57,000 Active 14 DOM
8. 2026-06-10
   days on market $57,000 Active 12 DOM
9. 2026-06-09
   days on market $57,000 Active 11 DOM
10. 2026-06-08
    days on market $57,000 Active 10 DOM
11. 2026-06-07
    days on market $57,000 Active 9 DOM
12. 2026-06-05
    days on market $57,000 Active 6 DOM
13. 2026-06-02
    days on market $57,000 Active 4 DOM
14. 2026-06-01
    days on market $57,000 Active 3 DOM
15. 2026-05-31
    days on market $57,000 Active 2 DOM
16. 2026-05-29
    listed $57,000 Active
17. 2011-10-31
    soldstatus
18. 2005-10-14
    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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,915
• − Mortgage interest: −$3,193
• − Property taxes: −$1,592
• − Insurance: −$285
• − Repairs & maintenance: −$953
• − Management: −$953
• − HOA: −$3,336
• − Depreciation: −$1,658
• Taxable loss: −$56
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $626/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood Shores, TX
• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

3 events — show timeline

• 2026-05-29 Listed $57,000 HARMLS
• 2011-10-31 Sold (Public Records) — Public Records
• 2005-10-14 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,592 · +14.4% YoY. Source: county tax records.