206 Parkside Dr · Tool, TX 75163

$309,000

3 bd · 2.0 ba · 1,545 sqft · SingleFamily · 213 Days on market

Built 2023 Good condition 7,318 sqft lot $200/sqft · 7% above area Est $289k · 7% over $29/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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Appreciation +5.5/10.0
• ARV discount +4.4/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Experience modern lakeside living in this immaculate 2023 home in the gated Beachwood Estates community. This 3-bedroom, 2-bath residence showcases hardwood floors, a chef-inspired kitchen with a large quartz island and custom cabinetry, and an inviting open floor plan. The spacious primary suite includes a beautifully designed bath and an oversized walk-in closet. An additional lot provides extra privacy or future potential. Enjoy resort-style amenities including a community clubhouse, playground, boat launch, fishing pier, and pickleball courts—all within walking distance. Stylish, fresh, and move-in ready! The adjoining Lot 130 will convey with this property. Seller pays separate dues of $276 for Lot 130.

Key facts

• Gated community
• Custom cabinetry
• Open floor plan

Tags

• LAKESIDE LIVING
• GATED COMMUNITY
• CHEF-INSPIRED KITCHEN
• QUARTZ ISLAND
• CUSTOM CABINETRY
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Tool El (math 32% / reading 62%, grade D-, #1,006 of 4,322 statewide, top 25%, 267 students, 80% FRL); Malakoff Middle (math 48% / reading 54%, grade C, #326 of 1,662 statewide, top 20%, 323 students, 72% FRL); Malakoff H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 378 students, 62% FRL).
• Market conditions: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• At projected returns (1.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $271,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $289,363
• List price: $309,000
• Delta: 6.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Parkside Dr	0.14mi	3/2.0	1,590 (+3%)	0mo	$298,900	$188	88
212 E Beachwood Loop	0.26mi	3/2.0	1,500 (-3%)	2mo	$272,500	$182	82
110 Dogwood Dr	0.23mi	3/2.0	1,602 (+4%)	8mo	$279,000	$174	77
118 Channelview Dr	0.24mi	3/2.0	1,467 (-5%)	4mo	$258,900	$176	77
105 Oakwood Dr	0.33mi	3/2.0	1,500 (-3%)	4mo	$289,900	$193	76
207 Driftwood Dr	0.10mi	3/2.0	1,721 (+11%)	2mo	$317,000	$184	74
102 Channelview	0.30mi	3/2.0	1,450 (-6%)	2mo	$269,000	$186	74
202 Morning Dove Dr	0.33mi	3/2.0	1,606 (+4%)	5mo	$269,900	$168	74
113 Dogwood Dr	0.21mi	4/2.0 (+1)	1,618 (+5%)	5mo	$295,000	$182	73
109 Dogwood Dr	0.23mi	3/2.0	1,656 (+7%)	7mo	$275,000	$166	72
119 Driftwood Dr	0.26mi	3/2.0	1,645 (+6%)	8mo	$254,900	$155	70
100 Indian Blanket Ln	0.48mi	3/2.5	1,534 (-1%)	8mo	$345,000	$225	68

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

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.60×
• Total profit: $52,343
• Equity at exit: $106,043

10-year hold

• IRR: 15.6%
• Equity multiple: 2.89×
• Total profit: $163,739
• Equity at exit: $141,352

Cash invested: $86,520 (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 75163

• Home prices YoY: 0.5%
• Active inventory: 162
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,653 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$29
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $722

Break-even live

Break-even rent $2,740

Max offer price $309,000

Occupancy floor 75%

Sensitivity live

Price	-10% $935	-5% $829	+0% $722	+5% $615	+10% $508
Rent	-10% $433	-5% $577	+0% $722	+5% $866	+10% $1,010
Rate	-1.0pp $877	-0.5pp $800	base $722	+0.5pp $642	+1.0pp $560

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	45d	1	1.03mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	45d	1	1.05mi
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	45d	1	1.23mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-19
   days on market $309,000 Active 213 DOM
2. 2026-06-18
   days on market $309,000 Active 212 DOM
3. 2026-06-17
   days on market $309,000 Active 211 DOM
4. 2026-06-16
   days on market $309,000 Active 210 DOM
5. 2026-06-15
   days on market $309,000 Active 209 DOM
6. 2026-06-14
   days on market $309,000 Active 207 DOM
7. 2026-06-12
   days on market $309,000 Active 206 DOM
8. 2026-06-09
   days on market $309,000 Active 203 DOM
9. 2026-06-08
   days on market $309,000 Active 202 DOM
10. 2026-06-07
    days on market $309,000 Active 201 DOM
11. 2026-06-02
    days on market $309,000 Active 196 DOM
12. 2026-06-01
    days on market $309,000 Active 195 DOM
13. 2026-05-31
    days on market $309,000 Active 194 DOM
14. 2026-05-30
    days on market $309,000 Active 193 DOM
15. 2026-03-09
    price $309,000 724-char remark

    Show marketing remark (723 chars)

    Experience modern lakeside living in this immaculate 2023 home in the gated Beachwood Estates community. This 3-bedroom, 2-bath residence showcases hardwood floors, a chef-inspired kitchen with a large quartz island and custom cabinetry, and an inviting open floor plan. The spacious primary suite includes a beautifully designed bath and an oversized walk-in closet. An additional lot provides extra privacy or future potential. Enjoy resort-style amenities including a community clubhouse, playground, boat launch, fishing pier, and pickleball courts—all within walking distance. Stylish, fresh, and move-in ready! The adjoining Lot 130 will convey with this property. Seller pays separate dues of $276 for Lot 130.

16. 2026-03-09
    price $309,000 723-char remark

    Show marketing remark (723 chars)

    Experience modern lakeside living in this immaculate 2023 home in the gated Beachwood Estates community. This 3-bedroom, 2-bath residence showcases hardwood floors, a chef-inspired kitchen with a large quartz island and custom cabinetry, and an inviting open floor plan. The spacious primary suite includes a beautifully designed bath and an oversized walk-in closet. An additional lot provides extra privacy or future potential. Enjoy resort-style amenities including a community clubhouse, playground, boat launch, fishing pier, and pickleball courts—all within walking distance. Stylish, fresh, and move-in ready! The adjoining Lot 130 will convey with this property. Seller pays separate dues of $276 for Lot 130.

17. 2025-11-19
    listed $324,900 Active 723-char remark

    Show marketing remark (723 chars)

    Experience modern lakeside living in this immaculate 2023 home in the gated Beachwood Estates community. This 3-bedroom, 2-bath residence showcases hardwood floors, a chef-inspired kitchen with a large quartz island and custom cabinetry, and an inviting open floor plan. The spacious primary suite includes a beautifully designed bath and an oversized walk-in closet. An additional lot provides extra privacy or future potential. Enjoy resort-style amenities including a community clubhouse, playground, boat launch, fishing pier, and pickleball courts—all within walking distance. Stylish, fresh, and move-in ready! The adjoining Lot 130 will convey with this property. Seller pays separate dues of $276 for Lot 130.

18. 2025-11-18
    listed $324,900 Active 724-char remark

    Show marketing remark (724 chars)

    Experience modern lakeside living in this immaculate 2023 home in the gated Beachwood Estates community. This 3-bedroom, 2-bath residence showcases hardwood floors, a chef-inspired kitchen with a large quartz island and custom cabinetry, and an inviting open floor plan. The spacious primary suite includes a beautifully designed bath and an oversized walk-in closet. An additional lot provides extra privacy or future potential. Enjoy resort-style amenities including a community clubhouse, playground, boat launch, fishing pier, and pickleball courts—all within walking distance. Stylish, fresh, and move-in ready! The adjoining Lot 130 will convey with this property. Seller pays separate dues of $276 for Lot 130.

19. 2023-12-29
    soldstatus Closed
20. 2023-12-25
    historical Active Option Contract
21. 2023-11-10
    listed $285,000 Active

ⓘ 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: $43,841
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,507
• − Management: −$3,507
• − HOA: −$348
• − Depreciation: −$8,989
• Taxable income: $4,000
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $7,701/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

Good 80/100 Cosmetic rehab

This move-in ready home in the gated Beachwood Estates community offers modern amenities and a spacious floor plan. The well-maintained exterior and interior make it an attractive option for both resale and rental.

Value-add opportunities

• Resale Landscaping — Enhances curb appeal and property value
• Resale Painting — Fresh paint can make a home look more inviting
• Rental Landscaping — Well-maintained landscaping can attract more renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Landscaping — Enhances curb appeal and property value ↑
• Resale Painting — Fresh paint can make a home look more inviting ↑
• Rental Landscaping — Well-maintained landscaping can attract more 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): 2,569

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Lithuanian 1% European 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Arabic 10% Spanish 6%

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: ▲ 1.03%
• Current HPI: 211.6125
• 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

+8.4% since first listed

7 events — show timeline

• 2026-03-09 Price Changed $309,000 NTREIS
• 2026-03-09 Price Changed $309,000 HCBOR
• 2025-11-19 Listed $324,900 HCBOR
• 2025-11-18 Listed $324,900 NTREIS
• 2023-12-29 Sold (MLS) — NTREIS
• 2023-12-25 Contingent — NTREIS
• 2023-11-10 Listed $285,000 NTREIS