5239 Point Lavista · Caney City, TX 75148

$210,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 28 Days on market

Built 2010 0.27 ac lot Est $271k · 23% under $25/mo HOA · 1% of rent

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rehabbed REO property in lake community. Owner financing may be available.

Key facts

• Large deck
• Quarter acre
• Double lot

Tags

• LAKE HOUSE
• DOUBLE LOT
• QUARTER ACRE
• LARGE DECK
• CLOSE ACCESS TO BOAT RAMP

Property features AI

Finance

• Other: Special taxing entities: No
• Financial info: Financing options: Cash, Conventional, FHA, USDA loan, VA loan
• HOA & community: Mandatory HOA; Point Lavista HOA management; HOA fee $300 annually (includes management fees)

Exterior

• Parking: Carport; Two carport spaces; Two covered parking spaces
• Security: Video recording permitted for visitors
• Utilities: City water; Septic
• Home design: Single-family residence (residential); Property is attached; Three or more levels; Built in 2010
• Construction: Year built 2010
• Exterior features: Grassed vegetation/yard; Lot less than 0.5 acre (approx. 0.27 acre); Subdivision: Point La Vista Sec 01; Directions: From 175 south from Dallas. In Eustace, right on FM 316 (becomes FM 2329). Right on FM 3054 Pt Lavista Road.

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on level 1; Two additional bedrooms on level 3
• Flooring: No flooring details listed
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling components
• Interior features: Cathedral ceilings; Vaulted ceilings; High-speed internet available; Walk-in closets; Four total rooms (includes living/dining areas)
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 0.6% in Caney City — 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 45/100 on livability (#1,562 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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).
• Market conditions: 225 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $87k; list at $210k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $206,850 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.14% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $271,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4898 Point La Vista Rd	0.30mi	3/2.0	1,520 (-2%)	1mo	$279,000	$184	82
5018 Point Lavista	0.46mi	3/2.0	1,500 (-3%)	0mo	$274,999	$183	73
107 Nob Hill Cir	0.16mi	3/2.0	1,672 (+8%)	11mo	$549,000	$328	70
5530 Sam Slade Trl	0.62mi	3/2.0	1,570 (+1%)	4mo	$249,900	$159	66
5220 Point Lavista	0.05mi	2/3.0 (-1)	1,648 (+6%)	16mo	$347,500	$211	65
5294 Loma Vis	0.07mi	3/2.0	1,716 (+11%)	23mo	$275,000	$160	60
14815 Goliad Dr	0.60mi	3/2.0	1,500 (-3%)	10mo	$249,900	$167	58
303 Harris Blvd	0.17mi	3/2.0	1,317 (-15%)	17mo	$229,990	$175	53
221 Harris Blvd	0.47mi	3/2.0	1,361 (-12%)	6mo	$235,000	$173	52
219 Harris Blvd	0.46mi	3/2.0	1,361 (-12%)	8mo	$240,000	$176	51
286 Harris Blvd	0.27mi	3/2.0	1,350 (-13%)	18mo	$233,000	$173	50
5445 Point Lavista	0.16mi	3/2.0	1,769 (+14%)	23mo	$199,500	$113	50

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-12,774
• Equity at exit: $31,312

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $16,539
• Equity at exit: $18,157

Cash invested: $58,800 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$350 /mo · $4,202/yr
• Insurance: −$88
• HOA: −$25
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $332

Break-even live

Break-even rent $1,980

Max offer price $210,000

Occupancy floor 81%

Sensitivity live

Price	-10% $451	-5% $392	+0% $332	+5% $273	+10% $213
Rent	-10% $142	-5% $237	+0% $332	+5% $427	+10% $522
Rate	-1.0pp $438	-0.5pp $385	base $332	+0.5pp $278	+1.0pp $222

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5320 Loma Vis Malakoff, TX	2.0	2.0	1324	$2,400	$1.81	44d	1	0.16mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 50 events

1. 2026-06-19
   days on market $210,000 Active 28 DOM
2. 2026-06-18
   days on market $210,000 Active 27 DOM
3. 2026-06-17
   days on market $210,000 Active 26 DOM
4. 2026-06-16
   days on market $210,000 Active 25 DOM
5. 2026-06-15
   days on market $210,000 Active 24 DOM
6. 2026-06-14
   days on market $210,000 Active 22 DOM
7. 2026-06-12
   days on market $210,000 Active 21 DOM
8. 2026-06-09
   days on market $210,000 Active 18 DOM
9. 2026-06-08
   days on market $210,000 Active 17 DOM
10. 2026-06-07
    days on market $210,000 Active 16 DOM
11. 2026-06-02
    days on market $210,000 Active 11 DOM
12. 2026-06-01
    days on market $210,000 Active 10 DOM
13. 2026-05-31
    days on market $210,000 Active 9 DOM
14. 2026-05-30
    days on market $210,000 Active 8 DOM
15. 2026-05-19
    listed $210,000 Active
16. 2026-01-28
    soldstatus
17. 2021-07-06
    status Active
18. 2021-07-06
    status Pending
19. 2021-07-02
    historical
20. 2021-06-25
    historical Active Option Contract
21. 2021-06-21
    status Active
22. 2021-06-21
    status Pending
23. 2021-06-17
    historical Active Option Contract
24. 2021-06-16
    status Active
25. 2021-06-15
    historical Active Option Contract
26. 2021-06-04
    listed $189,000 Active
27. 2021-03-16
    soldstatus Sold 74-char remark

    Show marketing remark (74 chars)

    Rehabbed REO property in lake community. Owner financing may be available.

28. 2021-03-10
    status Pending 74-char remark

    Show marketing remark (74 chars)

    Rehabbed REO property in lake community. Owner financing may be available.

29. 2021-03-04
    historical Active Option Contract 74-char remark

    Show marketing remark (74 chars)

    Rehabbed REO property in lake community. Owner financing may be available.

30. 2021-02-05
    status Active 74-char remark

    Show marketing remark (74 chars)

    Rehabbed REO property in lake community. Owner financing may be available.

31. 2021-02-01
    historical Active Option Contract 74-char remark

    Show marketing remark (74 chars)

    Rehabbed REO property in lake community. Owner financing may be available.

32. 2020-12-15
    listed $120,000 Active 74-char remark

    Show marketing remark (74 chars)

    Rehabbed REO property in lake community. Owner financing may be available.

33. 2020-11-15
    historical
34. 2020-10-07
    status Active
35. 2020-09-26
    historical Active Option Contract
36. 2020-09-18
    status Active
37. 2020-09-15
    historical Active Option Contract
38. 2020-08-30
    price $130,000
39. 2020-08-25
    status Active
40. 2020-08-18
    historical Active Option Contract
41. 2020-08-07
    price $140,000
42. 2020-08-01
    status Active
43. 2020-07-26
    historical Active Option Contract
44. 2020-07-24
    listed $147,000 Active
45. 2019-10-22
    status Active
46. 2019-05-14
    soldstatus
47. 2019-05-09
    soldstatus Sold
48. 2019-04-29
    price $179,900
49. 2019-04-23
    historical
50. 2019-04-15
    price $119,000

ⓘ 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: $4,202 · $350/mo
• Projected year-2 tax: $4,202 · $350/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$11,763
• − Property taxes: −$4,202
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$300
• − Depreciation: −$6,109
• Taxable income: $768
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,801/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 — Caney City

• Score: 45/100
• State rank: #1562
• US rank: #26636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,944

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -82.76%
• Current HPI: 217.1629
• 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

+110.2% since first listed

54 events — show timeline

• 2026-05-19 Listed $210,000 NTREIS
• 2026-01-28 Sold (Public Records) — Public Records
• 2021-07-06 Relisted — NTREIS
• 2021-07-06 Pending — NTREIS
• 2021-07-02 Listing Removed — NTREIS
• 2021-06-25 Contingent — NTREIS
• 2021-06-21 Relisted — NTREIS
• 2021-06-21 Pending — NTREIS
• 2021-06-17 Contingent — NTREIS
• 2021-06-16 Relisted — NTREIS
• 2021-06-15 Contingent — NTREIS
• 2021-06-04 Listed $189,000 NTREIS
• 2021-03-16 Sold (MLS) — NTREIS
• 2021-03-10 Pending — NTREIS
• 2021-03-04 Contingent — NTREIS
• 2021-02-05 Relisted — NTREIS
• 2021-02-01 Contingent — NTREIS
• 2020-12-15 Listed $120,000 NTREIS
• 2020-11-15 Listing Removed — NTREIS
• 2020-10-07 Relisted — NTREIS
• 2020-09-26 Contingent — NTREIS
• 2020-09-18 Relisted — NTREIS
• 2020-09-15 Contingent — NTREIS
• 2020-08-30 Price Changed $130,000 NTREIS
• 2020-08-25 Relisted — NTREIS
• 2020-08-18 Contingent — NTREIS
• 2020-08-07 Price Changed $140,000 NTREIS
• 2020-08-01 Relisted — NTREIS
• 2020-07-26 Contingent — NTREIS
• 2020-07-24 Listed $147,000 NTREIS
• 2019-10-22 Relisted — NTREIS
• 2019-05-14 Sold (Public Records) — Public Records
• 2019-05-09 Sold (MLS) — NTREIS
• 2019-04-29 Price Changed $179,900 NTREIS
• 2019-04-23 Listing Removed — NTREIS
• 2019-04-15 Price Changed $119,000 NTREIS
• 2019-04-09 Price Changed $119,500 NTREIS
• 2019-04-01 Price Changed $119,900 NTREIS
• 2019-03-27 Price Changed $129,900 NTREIS
• 2019-03-18 Price Changed $135,000 NTREIS
• 2019-03-11 Price Changed $139,000 NTREIS
• 2019-03-08 Price Changed $139,900 NTREIS
• 2019-03-03 Price Changed $142,500 NTREIS
• 2019-03-01 Price Changed $144,500 NTREIS
• 2019-02-26 Price Changed $149,500 NTREIS
• 2019-02-22 Price Changed $149,900 NTREIS
• 2019-02-18 Listed $179,900 NTREIS
• 2018-02-09 Sold (Public Records) $86,692 Public Records
• 2010-09-28 Sold (MLS) — NTREIS
• 2010-08-16 Listing Removed — NTREIS
• 2010-06-15 Listed $99,900 NTREIS
• 2009-12-22 Sold (Public Records) — Public Records
• 2005-06-21 Sold (Public Records) — Public Records
• 1996-12-04 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $4,202 · +1.0% YoY. Source: county tax records.