1995 Lakeview Dr · Tool, TX 75143

$285,000

4 bd · 3.5 ba · 2,032 sqft · SingleFamily · 20 Days on market

Built 2024 Excellent condition 7,405 sqft lot ↓ 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover brand new construction offering 2,062 sq ft of modern living space, featuring 4 bedrooms and 3.5 bathrooms, including two master suites — one on each level for ultimate flexibility and comfort. Located in the desirable Wildwood Acres community, residents enjoy fantastic amenities such as a private boat ramp and two beautiful parks complete with playgrounds and barbecue areas. Launch your boat just moments from home and spend your days exploring the water or relaxing in the parks. Inside, the home features a thoughtfully designed open floor plan, spacious living areas, and comfortable bedrooms. A two car garage provides ample parking and storage, while large, covered patios in

Key facts

• Two beautiful parks
• Private boat ramp
• Large covered patios

Tags

• BRAND NEW CONSTRUCTION
• PRIVATE BOAT RAMP
• TWO BEAUTIFUL PARKS
• LARGE COVERED PATIOS

Property features AI

Finance

• Other: Possession at closing/funding; Property type: Residential — Single Family Residence
• Financial info: Listing status: Active; Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Security: Audio and video recording consent for visitors (surveillance devices present)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Two-story home; New construction (2024) — incomplete
• Construction: Composition roof; Built in 2024 (new construction — incomplete)
• Exterior features: Covered porch(es); Lot under 0.5 acre (approximately 0.17 acre); Subdivision: Wildwood Acres Sub

Interior

• Kitchen: Farm sink; Kitchen island; Built-in cabinets; Pantry and walk-in pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms total — primary bedroom on the first floor with walk-in closet; three additional bedrooms on the second floor
• Bathrooms: 3 full bathrooms and 1 half bath; Primary bath with dual sinks, built-in cabinets, and ensuite layout; Additional bathrooms with built-in cabinets
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Decorative lighting; Cable TV available; Eat-in kitchen; Kitchen island; Pantry; Built-in cabinets (in some baths and kitchen); Dual sinks in primary bath; Ensuite primary bath
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.3% 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.
• Zoned schools: Malakoff El (math 58% / reading 54%, grade C+, #574 of 4,322 statewide, top 14%, 457 students, 75% FRL).
• Market conditions: 440 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $280,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.99% ✓
• Cap rate: 26.32%
• Cash-on-cash: 71.53%
• DSCR: 4.18
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $737,616
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2404 Southport Tack	0.29mi	3/3.5 (-1)	1,900 (-6%)	3mo	$545,000	$287	68
2223 Wildwood Way	0.20mi	4/2.0	1,986 (-2%)	16mo	$399,900	$201	67
2213 N Wind Dr	0.41mi	4/2.5	2,169 (+7%)	8mo	$1,390,000	$641	60
2312 Driftwood Dr	0.50mi	3/2.0 (-1)	2,047 (+1%)	11mo	$574,999	$281	55
2524 Wildwood Way	0.27mi	4/2.0	2,200 (+8%)	15mo	$799,000	$363	55
2512 Oak Dr	0.59mi	5/3.0 (+1)	2,293 (+13%)	10mo	$975,000	$425	36

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: 71.2%
• Equity multiple: 4.22×
• Total profit: $256,890
• Equity at exit: $42,494

10-year hold

• IRR: 75.1%
• Equity multiple: 8.70×
• Total profit: $614,305
• Equity at exit: $24,642

Cash invested: $79,800 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 440
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $8,514 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $4,756

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 39%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	43d	1	0.31mi

Listing history 15 events

1. 2026-06-19
   days on market $285,000 Active 20 DOM
2. 2026-06-18
   price $285,000 Active 19 DOM
3. 2026-06-18
   days on market $299,900 Active 19 DOM
4. 2026-06-17
   days on market $299,900 Active 18 DOM
5. 2026-06-16
   days on market $299,900 Active 17 DOM
6. 2026-06-15
   days on market $299,900 Active 16 DOM
7. 2026-06-14
   days on market $299,900 Active 14 DOM
8. 2026-06-12
   days on market $299,900 Active 13 DOM
9. 2026-06-09
   days on market $299,900 Active 10 DOM
10. 2026-06-08
    days on market $299,900 Active 9 DOM
11. 2026-06-07
    days on market $299,900 Active 8 DOM
12. 2026-06-02
    days on market $299,900 Active 3 DOM
13. 2026-06-01
    days on market $299,900 Active 2 DOM
14. 2026-05-30
    remarks 693-char remark
15. 2026-05-30
    listed $299,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $102,168
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$8,173
• − Management: −$8,173
• − Depreciation: −$8,291
• Taxable income: $55,866
• Est. tax owed @ 24.0%: −$13,408
• After-tax cash flow: $43,670/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This brand new construction home in Wildwood Acres offers modern living space, ample amenities, and a prime location. It is move-in ready with no repairs needed and high potential for value increase through minor updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Add a smart home system — Improves convenience and adds modern amenities for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add a smart home system — Improves convenience and adds modern amenities for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.3% since first listed

7 events — show timeline

• 2026-05-22 Listed $299,900 NTREIS
• 2025-03-15 Listing Removed — NTREIS
• 2024-09-26 Relisted — NTREIS
• 2024-09-05 Listing Removed — NTREIS
• 2024-08-06 Listed $349,999 HCBOR
• 2024-08-06 Listed $349,999 HCBOR
• 2024-08-05 Listed $349,999 NTREIS