4514 Skyline Dr · Sunrise Shores, TX 75758

$110,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 38 Days on market

Built 1982 $14/mo HOA · 1% of rent

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• 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

This very cute and clean cabin on stilts is the perfect weekender. 2 bedroom 1 bath home has extra lots that is plenty of space for building a second home, or shop. Sit on the porch and watch the birds and feel the breeze. This home on stilts would be easily closed in for a storage/carport. The community has lake front with amenities. Park, boat dock, boat ramp and a community building for different functions. Bring your boat and have it waiting for you when you come.

Key facts

• Boat dock
• Water access
• Boat ramp

Tags

• WATER ACCESS
• BOAT DOCK
• BOAT RAMP

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $162 (about $13.50/month)

Exterior

• Utilities: Septic tank
• Home design: Single-family detached residence; Single-story
• Construction: Composition roof
• Exterior features: Deck; Porch; Storage outbuilding

Interior

• Kitchen: Range; Electric water heater
• Bedrooms: 1 full bathroom
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning unit(s); Space heater
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 D — 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: Brownsboro El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 429 students, 66% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,459
• Equity at exit: $16,401

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,560
• Equity at exit: $9,511

Cash invested: $30,800 (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 75758

• Home prices YoY: -27.6%
• Active inventory: 228
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$46
• HOA: −$14
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $131

Break-even live

Break-even rent $947

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $162	+0% $131	+5% $100	+10% $69
Rent	-10% $43	-5% $87	+0% $131	+5% $175	+10% $219
Rate	-1.0pp $187	-0.5pp $159	base $131	+0.5pp $103	+1.0pp $74

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 19 events

1. 2026-06-21
   days on market $110,000 Active 38 DOM
2. 2026-06-19
   days on market $110,000 Active 36 DOM
3. 2026-06-18
   days on market $110,000 Active 35 DOM
4. 2026-06-17
   days on market $110,000 Active 34 DOM
5. 2026-06-16
   days on market $110,000 Active 33 DOM
6. 2026-06-15
   days on market $110,000 Active 32 DOM
7. 2026-06-14
   days on market $110,000 Active 30 DOM
8. 2026-06-13
   days on market $110,000 Active 29 DOM
9. 2026-06-10
   days on market $110,000 Active 27 DOM
10. 2026-06-09
    days on market $110,000 Active 26 DOM
11. 2026-06-08
    days on market $110,000 Active 25 DOM
12. 2026-06-07
    statusdays on market $110,000 Active 24 DOM
13. 2026-05-07
    listed $110,000 Active 670-char remark
14. 2017-08-03
    soldstatus 472-char remark

    Show marketing remark (472 chars)

    This very cute and clean cabin on stilts is the perfect weekender. 2 bedroom 1 bath home has extra lots that is plenty of space for building a second home, or shop. Sit on the porch and watch the birds and feel the breeze. This home on stilts would be easily closed in for a storage/carport. The community has lake front with amenities. Park, boat dock, boat ramp and a community building for different functions. Bring your boat and have it waiting for you when you come.

15. 2017-07-06
    listed $50,000 472-char remark

    Show marketing remark (472 chars)

    This very cute and clean cabin on stilts is the perfect weekender. 2 bedroom 1 bath home has extra lots that is plenty of space for building a second home, or shop. Sit on the porch and watch the birds and feel the breeze. This home on stilts would be easily closed in for a storage/carport. The community has lake front with amenities. Park, boat dock, boat ramp and a community building for different functions. Bring your boat and have it waiting for you when you come.

16. 2015-08-18
    soldstatus

    Show marketing remark (747 chars)

    Looking for a lake retreat that won't break the bank? Look no further, this little cutie is just for you! Home offers 2 bedrooms, 1 bath, living and dining area with sliding glass doors, and a nice sized kitchen with plenty of cabinet and counter space. Many updates over the past few years to include deck, roof, interior and exterior paint, hot water heater, gas stove and flooring throughout. Home is located on nearly a 1/2 acre of land and offers plenty of room to add a carport, garage or workshop. Walk one block over and you are at the lake. Subdivision offers 2 private boat ramps for residents and a large community building, picnic area and playground for special family occasions. Hurry on out, summer fun is right around the corner.

17. 2015-07-19
    listed $42,000

    Show marketing remark (747 chars)

    Looking for a lake retreat that won't break the bank? Look no further, this little cutie is just for you! Home offers 2 bedrooms, 1 bath, living and dining area with sliding glass doors, and a nice sized kitchen with plenty of cabinet and counter space. Many updates over the past few years to include deck, roof, interior and exterior paint, hot water heater, gas stove and flooring throughout. Home is located on nearly a 1/2 acre of land and offers plenty of room to add a carport, garage or workshop. Walk one block over and you are at the lake. Subdivision offers 2 private boat ramps for residents and a large community building, picnic area and playground for special family occasions. Hurry on out, summer fun is right around the corner.

18. 2014-02-09
    historical
19. 2013-08-12
    listed $39,000 Active

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$677/yr (+$56/mo · 50.7%)

ⓘ 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 ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $13,355
• − Mortgage interest: −$6,162
• − Property taxes: −$1,336
• − Insurance: −$550
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − HOA: −$168
• − Depreciation: −$3,200
• Taxable loss: −$197
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,622/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

• Census place: Sunrise Shores, TX
• 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

+182.1% since first listed

9 events — show timeline

• 2026-06-03 Relisted — GTAR
• 2026-05-26 Pending — GTAR
• 2026-05-07 Listed $110,000 GTAR
• 2017-08-03 Sold (MLS) — GTAR
• 2017-07-06 Listed $50,000 GTAR
• 2015-08-18 Sold (MLS) — GTAR
• 2015-07-19 Listed $42,000 GTAR
• 2014-02-09 Listing Removed — NTREIS
• 2013-08-12 Listed $39,000 NTREIS

Property tax history

+5.1%/yr

Latest (2025): $1,336 · -1.3% YoY. Source: county tax records.