70 Westwood Dr W · Westwood Shores, TX 75862

$75,000

1 bd · 2.0 ba · 904 sqft · SingleFamily public records · 107 Days on market

Built 1979 2,386 sqft lot $83/sqft · 21% below area Est $95k · 21% under $278/mo HOA · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• 1% rule +8.7/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Super Nice 1 Bedroom, 2 Bath Townhome in Westwood Shores! Covered front patio to enjoy your morning coffee, attached golf cart storage with washer/dryer connections, this townhome has had lots of updates. Portable generator w/connection, Furniture optional. Westwood shores offers; 24 Hr manned gate, Club house with 19th Hole bar & grill, 18 Hole golf course, updated fitness center/ New renovated swimming pool, Pickel ball courts, + much more.

Key facts

• Covered front patio
• 18 hole golf course
• Club house

Tags

• COVERED FRONT PATIO
• ATTACHED GOLF CART STORAGE
• MANNED GATE
• CLUB HOUSE
• 18 HOLE GOLF COURSE
• UPDATED FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (13.6% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $65k (13.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.6% in Westwood 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $131 of equity ($519 loan paydown + $-388 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,797 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 6.1

CMA / ARV

• ARV (median comp): $94,933
• List price: $75,000
• Delta: -21.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Weeping Willow	0.66mi	2/2.0 (+1)	906 (+0%)	23mo	$120,000	$132	45
25 Westlake Rd	0.75mi	2/2.0 (+1)	1,020 (+13%)	10mo	$135,000	$132	31

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

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.65×
• Total profit: $-7,446
• Equity at exit: $19,859

10-year hold

• IRR: -1.2%
• Equity multiple: 0.88×
• Total profit: $-2,436
• Equity at exit: $22,390

Cash invested: $21,000 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$31
• HOA: −$278
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-58

Break-even live

Break-even rent $1,098

Max offer price $64,797

Occupancy floor —

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $278 · $3,336/yr
• Likely covers: poolgym

Listing history 32 events

1. 2026-06-19
   days on market $75,000 Active 107 DOM
2. 2026-06-18
   days on market $75,000 Active 106 DOM
3. 2026-06-17
   days on market $75,000 Active 105 DOM
4. 2026-06-17
   price $75,000 Active 104 DOM
5. 2026-06-16
   days on market $77,500 Active 104 DOM
6. 2026-06-15
   days on market $77,500 Active 103 DOM
7. 2026-06-14
   days on market $77,500 Active 101 DOM
8. 2026-06-13
   days on market $77,500 Active 100 DOM
9. 2026-06-10
   days on market $77,500 Active 98 DOM
10. 2026-06-09
    days on market $77,500 Active 97 DOM
11. 2026-06-08
    days on market $77,500 Active 96 DOM
12. 2026-06-07
    days on market $77,500 Active 95 DOM
13. 2026-06-05
    days on market $77,500 Active 92 DOM
14. 2026-06-02
    days on market $77,500 Active 90 DOM
15. 2026-06-01
    days on market $77,500 Active 89 DOM
16. 2026-05-31
    days on market $77,500 Active 88 DOM
17. 2026-05-30
    days on market $77,500 Active 87 DOM
18. 2026-03-01
    listed $85,000 Active 452-char remark

    Show marketing remark (452 chars)

    Super Nice 1 Bedroom, 2 Bath Townhome in Westwood Shores! Covered front patio to enjoy your morning coffee, attached golf cart storage with washer/dryer connections, this townhome has had lots of updates. Portable generator w/connection, Furniture optional. Westwood shores offers; 24 Hr manned gate, Club house with 19th Hole bar & grill, 18 Hole golf course, updated fitness center/ New renovated swimming pool, Pickel ball courts, + much more.

19. 2022-12-16
    soldstatus Sold 781-char remark

    Show marketing remark (781 chars)

    Spacious 1 bedroom 2 bath Townhouse in Westwood Shores. Westwood is a 1200-acre gated community located on Lake Livingston. The Townhouse is perfect for a fulltime resident or a weekend getaway! There is a nice covered patio area and golf cart garage with washer and dryer connections. TH has recently been updated and painted. There is a new roof, all new windows and all new appliaances. Washer and dryer stay also!! The amenities at Westwood are many!! 18 hole golf course, Clubhouse which has pro shop, restaurant, Fitness Enter and large banquet room. There is a Marina on Lake Livingston with boat storage with covered slips, minature golf course, smalll conveniece store. There are three swimming pools and several interior lakes that have been stocked with bass. .. .. .

20. 2022-10-25
    status Pending 781-char remark

    Show marketing remark (781 chars)

    Spacious 1 bedroom 2 bath Townhouse in Westwood Shores. Westwood is a 1200-acre gated community located on Lake Livingston. The Townhouse is perfect for a fulltime resident or a weekend getaway! There is a nice covered patio area and golf cart garage with washer and dryer connections. TH has recently been updated and painted. There is a new roof, all new windows and all new appliaances. Washer and dryer stay also!! The amenities at Westwood are many!! 18 hole golf course, Clubhouse which has pro shop, restaurant, Fitness Enter and large banquet room. There is a Marina on Lake Livingston with boat storage with covered slips, minature golf course, smalll conveniece store. There are three swimming pools and several interior lakes that have been stocked with bass. .. .. .

21. 2022-10-02
    price $102,000 781-char remark

    Show marketing remark (781 chars)

    Spacious 1 bedroom 2 bath Townhouse in Westwood Shores. Westwood is a 1200-acre gated community located on Lake Livingston. The Townhouse is perfect for a fulltime resident or a weekend getaway! There is a nice covered patio area and golf cart garage with washer and dryer connections. TH has recently been updated and painted. There is a new roof, all new windows and all new appliaances. Washer and dryer stay also!! The amenities at Westwood are many!! 18 hole golf course, Clubhouse which has pro shop, restaurant, Fitness Enter and large banquet room. There is a Marina on Lake Livingston with boat storage with covered slips, minature golf course, smalll conveniece store. There are three swimming pools and several interior lakes that have been stocked with bass. .. .. .

22. 2022-08-03
    price $105,000 781-char remark

    Show marketing remark (781 chars)

    Spacious 1 bedroom 2 bath Townhouse in Westwood Shores. Westwood is a 1200-acre gated community located on Lake Livingston. The Townhouse is perfect for a fulltime resident or a weekend getaway! There is a nice covered patio area and golf cart garage with washer and dryer connections. TH has recently been updated and painted. There is a new roof, all new windows and all new appliaances. Washer and dryer stay also!! The amenities at Westwood are many!! 18 hole golf course, Clubhouse which has pro shop, restaurant, Fitness Enter and large banquet room. There is a Marina on Lake Livingston with boat storage with covered slips, minature golf course, smalll conveniece store. There are three swimming pools and several interior lakes that have been stocked with bass. .. .. .

23. 2022-07-13
    listed $110,000 Active 781-char remark

    Show marketing remark (781 chars)

    Spacious 1 bedroom 2 bath Townhouse in Westwood Shores. Westwood is a 1200-acre gated community located on Lake Livingston. The Townhouse is perfect for a fulltime resident or a weekend getaway! There is a nice covered patio area and golf cart garage with washer and dryer connections. TH has recently been updated and painted. There is a new roof, all new windows and all new appliaances. Washer and dryer stay also!! The amenities at Westwood are many!! 18 hole golf course, Clubhouse which has pro shop, restaurant, Fitness Enter and large banquet room. There is a Marina on Lake Livingston with boat storage with covered slips, minature golf course, smalll conveniece store. There are three swimming pools and several interior lakes that have been stocked with bass. .. .. .

24. 2021-12-09
    soldstatus Sold
25. 2021-11-19
    status Pending
26. 2021-11-11
    status Option Pending
27. 2021-11-04
    status Active
28. 2021-10-31
    status Option Pending
29. 2021-10-21
    listed $64,500 Active
30. 2017-02-21
    soldstatus
31. 2009-07-10
    soldstatus
32. 2008-05-19
    soldstatus

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $12,302
• − Mortgage interest: −$4,201
• − Property taxes: −$1,981
• − Insurance: −$375
• − Repairs & maintenance: −$984
• − Management: −$984
• − HOA: −$3,336
• − Depreciation: −$2,182
• Taxable loss: −$1,741
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $-275/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood Shores, TX
• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

+31.8% since first listed

15 events — show timeline

• 2026-03-01 Listed $85,000 HARMLS
• 2022-12-16 Sold (MLS) — HARMLS
• 2022-10-25 Pending — HARMLS
• 2022-10-02 Price Changed $102,000 HARMLS
• 2022-08-03 Price Changed $105,000 HARMLS
• 2022-07-13 Listed $110,000 HARMLS
• 2021-12-09 Sold (MLS) — HARMLS
• 2021-11-19 Pending — HARMLS
• 2021-11-11 Pending — HARMLS
• 2021-11-04 Relisted — HARMLS
• 2021-10-31 Pending — HARMLS
• 2021-10-21 Listed $64,500 HARMLS
• 2017-02-21 Sold (Public Records) — Public Records
• 2009-07-10 Sold (Public Records) — Public Records
• 2008-05-19 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,981 · -2.8% YoY. Source: county tax records.