20634 Tomahawk Dr · Sunrise Shores, TX 75758

$100,500

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 45 Days on market

Built 2005 0.80 ac lot $76/sqft · 42% below area Est $173k · 42% under ↓ 51% 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 +26.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bed, 2-bathroom home situated in close proximity to Lake Palestine. On over . 8 acres at the end of the street with no through traffic, as well as a 40' x 30' shop/barn and a 23' x 20' patio, this home allows for ample opportunities for outdoor recreation. This well-maintained home features comfortable bedrooms, spacious living areas, and a fully equipped kitchen. The backyard is a perfect space for hosting gatherings as the outdoor patio features a large fireplace with electricity already installed. With its convenient location, comfortable interior, and inviting outdoor spaces, 20634 Tomahawk Dr is a must-see for anyone looking for their next home.

Key facts

• Quiet street
• No through traffic
• Generous lot

Tags

• GENEROUS LOT
• QUIET STREET
• NO THROUGH TRAFFIC
• SERENE SETTING
• SIGNIFICANT VERSATILITY

Property features AI

Exterior

• Security: Smoke detector(s)
• Home design: Single family detached residence; 1 story
• Construction: Aluminum siding; Vinyl siding; Composition roof
• Exterior features: Deck; Porch; Chain link fencing; Lake frontage on Lake Palestine; Storage structure

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Electric oven; Electric range; Ceiling fans; Central heating and air; Smoke detectors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.1% in Sunrise 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL); Chandler Int (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 253 students, 70% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 228 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 $695 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: major wind risk, 67% 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 $97,485 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.49% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 5.6

CMA / ARV

• ARV (median comp): $173,497
• List price: $100,500
• Delta: -42.07%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5132 Skyline Dr	0.11mi	3/2.5	1,500 (+14%)	6mo	$195,000	$130	65

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $672
• Equity at exit: $14,985

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $22,869
• Equity at exit: $8,689

Cash invested: $28,140 (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 75758

• Home prices YoY: -27.6%
• Active inventory: 228
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$527
• Tax from tax record: −$352 /mo · $4,223/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $264

Break-even live

Break-even rent $1,166

Max offer price $100,500

Occupancy floor 77%

Sensitivity live

Price	-10% $321	-5% $292	+0% $264	+5% $235	+10% $207
Rent	-10% $145	-5% $204	+0% $264	+5% $323	+10% $382
Rate	-1.0pp $314	-0.5pp $289	base $264	+0.5pp $238	+1.0pp $211

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: $25,125
• Closing costs: $3,015
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $100,500 Active 45 DOM
2. 2026-06-19
   days on market $100,500 Active 43 DOM
3. 2026-06-18
   days on market $100,500 Active 42 DOM
4. 2026-06-17
   days on market $100,500 Active 41 DOM
5. 2026-06-16
   days on market $100,500 Active 40 DOM
6. 2026-06-15
   days on market $100,500 Active 39 DOM
7. 2026-06-14
   days on market $100,500 Active 37 DOM
8. 2026-06-13
   days on market $100,500 Active 36 DOM
9. 2026-06-10
   pricedays on market $100,500 Active 34 DOM
10. 2026-06-09
    days on market $115,000 Active 33 DOM
11. 2026-06-08
    days on market $115,000 Active 32 DOM
12. 2026-06-07
    days on market $115,000 Active 31 DOM
13. 2026-06-02
    days on market $115,000 Active 26 DOM
14. 2026-06-01
    days on market $115,000 Active 25 DOM
15. 2026-05-31
    days on market $115,000 Active 24 DOM
16. 2026-05-30
    days on market $115,000 Active 23 DOM
17. 2026-05-07
    listed $115,000 Active 318-char remark
18. 2024-02-14
    soldstatus
19. 2023-04-05
    soldstatus 669-char remark

    Show marketing remark (669 chars)

    Charming 3-bed, 2-bathroom home situated in close proximity to Lake Palestine. On over . 8 acres at the end of the street with no through traffic, as well as a 40' x 30' shop/barn and a 23' x 20' patio, this home allows for ample opportunities for outdoor recreation. This well-maintained home features comfortable bedrooms, spacious living areas, and a fully equipped kitchen. The backyard is a perfect space for hosting gatherings as the outdoor patio features a large fireplace with electricity already installed. With its convenient location, comfortable interior, and inviting outdoor spaces, 20634 Tomahawk Dr is a must-see for anyone looking for their next home.

20. 2023-04-03
    soldstatus
21. 2023-02-13
    listed $205,000 669-char remark

    Show marketing remark (669 chars)

    Charming 3-bed, 2-bathroom home situated in close proximity to Lake Palestine. On over . 8 acres at the end of the street with no through traffic, as well as a 40' x 30' shop/barn and a 23' x 20' patio, this home allows for ample opportunities for outdoor recreation. This well-maintained home features comfortable bedrooms, spacious living areas, and a fully equipped kitchen. The backyard is a perfect space for hosting gatherings as the outdoor patio features a large fireplace with electricity already installed. With its convenient location, comfortable interior, and inviting outdoor spaces, 20634 Tomahawk Dr is a must-see for anyone looking for their next home.

22. 2005-10-10
    soldstatus
23. 1982-12-31
    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: $4,223 · $352/mo
• Projected year-2 tax: $4,223 · $352/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $17,993
• − Mortgage interest: −$5,630
• − Property taxes: −$4,223
• − Insurance: −$502
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,924
• Taxable income: $1,835
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,724/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Sunrise Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,357

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▼ -73.16%
• Current HPI: 192.0837
• 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

-51.0% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $100,500 GTAR
• 2026-05-07 Listed $115,000 GTAR
• 2024-02-14 Sold (Public Records) — Public Records
• 2023-04-05 Sold (MLS) — GTAR
• 2023-04-03 Sold (Public Records) — Public Records
• 2023-02-13 Listed $205,000 GTAR
• 2005-10-10 Sold (Public Records) — Public Records
• 1982-12-31 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $4,223 · +4.4% YoY. Source: county tax records.