509 Waterboard Rd · Tool, TX 75163

$285,000

3 bd · 2.0 ba · 1,552 sqft · SingleFamily · 63 Days on market

Built 2026 Good condition 7,100 sqft lot $184/sqft · 7% above area Est $266k · 7% over $21/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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Appreciation +5.5/10.0
• ARV discount +4.3/15.0
• 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

This home qualifies for 0% DOWN PAYMENT (Conventional) or 2-1 BUYDOWN -REDUCED MONTHLY PAYMENTS FOR THE FIRST 2 YEARS, through the seller’s preferred lender. Experience exceptional modern living in this brand-new 2026 open-concept home, thoughtfully designed for seamless entertaining in the highly sought-after, Beachwood Estates community—just a short walk from Cedar Creek Lake. This newly constructed residence, built on 27 piers, features impressive 9-foot cathedral ceilings and an expansive living room anchored by a striking electric fireplace, flowing effortlessly into the kitchen and dining areas. Large windows bathe the interior in natural light, highlighting the ceramic flooring and neutral color palette that complements any style. The kitchen is a true centerpiece, offering custom cabinetry with integrated lighting, a walk-in pantry, and an oversized quartz island with seating for four or more—ideal for casual dining and gatherings. The split floor plan provides optimal privacy, with two bedrooms on one side of the home and a spacious primary suite on the other. The primary retreat includes an en-suite bath with dual sinks, an oversized walk-in shower, and a generous walk-in closet. Enjoy the connection between indoor and outdoor living through the high-ceiling living-dining area that opens to a sizable fenced backyard featuring a covered patio and a full sprinkler system—perfect for relaxation or hosting guests. Residents of Beachwood Estates enjoy premium amenities including a private boat ramp, designated fishing areas, lakeside grilling stations, and a community pool—all within easy reach. Whether you’re seeking a serene weekend escape or a full-time residence, this home offers an exceptional opportunity.

Key facts

• Custom cabinetry
• Split floor plan
• Electric fireplace

Tags

• OPEN CONCEPT HOME
• ELECTRIC FIREPLACE
• CUSTOM CABINETRY
• WALK IN PANTRY
• OVERSIZED QUARTZ ISLAND
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $80k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.15% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $266,198
• List price: $285,000
• Delta: 7.06%
• 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
202 Morning Dove Dr	0.04mi	3/2.0	1,606 (+4%)	5mo	$269,900	$168	88
212 E Beachwood Loop	0.12mi	3/2.0	1,500 (-3%)	1mo	$272,500	$182	88
100 Indian Blanket Ln	0.21mi	3/2.5	1,534 (-1%)	8mo	$345,000	$225	80
127 Parkside Dr	0.39mi	3/2.0	1,590 (+2%)	0mo	$298,900	$188	77
110 Dogwood Dr	0.33mi	3/2.0	1,602 (+3%)	7mo	$279,000	$174	73
207 Driftwood Dr	0.27mi	3/2.0	1,721 (+11%)	2mo	$317,000	$184	68
113 Dogwood Dr	0.34mi	4/2.0 (+1)	1,618 (+4%)	5mo	$295,000	$182	68
119 Driftwood Dr	0.35mi	3/2.0	1,645 (+6%)	8mo	$254,900	$155	67
109 Dogwood Dr	0.36mi	3/2.0	1,656 (+7%)	7mo	$275,000	$166	66
118 Channelview Dr	0.50mi	3/2.0	1,467 (-6%)	4mo	$258,900	$176	64
105 Oakwood Dr	0.57mi	3/2.0	1,500 (-3%)	4mo	$289,900	$193	64
102 Channelview	0.51mi	3/2.0	1,450 (-7%)	2mo	$269,000	$186	63

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: 10.7%
• Equity multiple: 1.55×
• Total profit: $43,549
• Equity at exit: $97,807

10-year hold

• IRR: 14.5%
• Equity multiple: 2.76×
• Total profit: $140,800
• Equity at exit: $130,373

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 75163

• Home prices YoY: 0.5%
• Active inventory: 162
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,268 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$21
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $592

Break-even live

Break-even rent $2,520

Max offer price $285,000

Occupancy floor 77%

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 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	43d	1	0.91mi
100 Plumthicket Ln Trinidad, TX	3.0	2.0	1200	$1,495	$1.25	43d	1	0.93mi
1012 Chestnut Dr Unit 1301590P Tool, TX	3.0	2.0	1894	$8,514	$4.50	43d	1	1.44mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: electricpool

Listing history 15 events

1. 2026-06-19
   days on market $285,000 Active 63 DOM
2. 2026-06-18
   days on market $285,000 Active 62 DOM
3. 2026-06-17
   days on market $285,000 Active 61 DOM
4. 2026-06-16
   days on market $285,000 Active 60 DOM
5. 2026-06-15
   days on market $285,000 Active 59 DOM
6. 2026-06-14
   days on market $285,000 Active 57 DOM
7. 2026-06-12
   pricedays on market $285,000 Active 56 DOM
8. 2026-06-09
   days on market $304,900 Active 53 DOM
9. 2026-06-08
   days on market $304,900 Active 52 DOM
10. 2026-06-07
    days on market $304,900 Active 51 DOM
11. 2026-06-02
    days on market $304,900 Active 46 DOM
12. 2026-06-01
    days on market $304,900 Active 45 DOM
13. 2026-05-31
    days on market $304,900 Active 44 DOM
14. 2026-05-30
    days on market $304,900 Active 43 DOM
15. 2026-04-17
    listed $304,900 Active 1781-char remark

    Show marketing remark (1781 chars)

    This home qualifies for 0% DOWN PAYMENT (Conventional) or 2-1 BUYDOWN -REDUCED MONTHLY PAYMENTS FOR THE FIRST 2 YEARS, through the seller’s preferred lender. Experience exceptional modern living in this brand-new 2026 open-concept home, thoughtfully designed for seamless entertaining in the highly sought-after, Beachwood Estates community—just a short walk from Cedar Creek Lake. This newly constructed residence, built on 27 piers, features impressive 9-foot cathedral ceilings and an expansive living room anchored by a striking electric fireplace, flowing effortlessly into the kitchen and dining areas. Large windows bathe the interior in natural light, highlighting the ceramic flooring and neutral color palette that complements any style. The kitchen is a true centerpiece, offering custom cabinetry with integrated lighting, a walk-in pantry, and an oversized quartz island with seating for four or more—ideal for casual dining and gatherings. The split floor plan provides optimal privacy, with two bedrooms on one side of the home and a spacious primary suite on the other. The primary retreat includes an en-suite bath with dual sinks, an oversized walk-in shower, and a generous walk-in closet. Enjoy the connection between indoor and outdoor living through the high-ceiling living-dining area that opens to a sizable fenced backyard featuring a covered patio and a full sprinkler system—perfect for relaxation or hosting guests. Residents of Beachwood Estates enjoy premium amenities including a private boat ramp, designated fishing areas, lakeside grilling stations, and a community pool—all within easy reach. Whether you’re seeking a serene weekend escape or a full-time residence, this home offers an exceptional opportunity.

ⓘ 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: $39,222
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − HOA: −$252
• − Depreciation: −$8,291
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $6,441/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 None rehab

This modern, well-maintained single-family home in the Beachwood Estates community is move-in ready and offers a great opportunity for both resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants.
• Resale Kitchen appliances maintenance — Keeps the kitchen in top condition for potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants. ↑
• Resale Kitchen appliances maintenance — Keeps the kitchen in top condition for potential buyers. ↑

ⓘ 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

1 event — show timeline

• 2026-04-17 Listed $304,900 NTREIS