327 Teal Lake Dr · Beaver Creek, TX 77836

$89,990

None bd · None ba · 952 sqft · Manufactured public records · 1 Days on market

Built 1983 2.02 ac lot $95/sqft · 44% below area Est $161k · 44% under ↓ 10% since listing

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Why this score? — see what drove the F 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
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2.03 acre property perfectly situated between Caldwell, Snook, and Somerville. Ideal location for peaceful country living with easy access to nearby towns. This well-maintained lot, and has a water well and septic system. Ready for your dream home or weekend retreat. The land offers an open layout with scenic views, and plenty of mature trees for added privacy. Located within Snook ISD. Contact the listing agent today to schedule your visit.

Key facts

• Water well
• Open layout
• Scenic views

Tags

• 2.03 ACRE PROPERTY
• WATER WELL
• SEPTIC SYSTEM
• OPEN LAYOUT
• SCENIC VIEWS
• MATURE TREES

What this means for you Summary

Snapshot

• This is a manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $-589 ($-7k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 315 active listings in the ZIP; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.00% ✗
• Cap rate: -1.56%
• Cash-on-cash: -28.04%
• DSCR: -0.25
• GRM: 0.0

CMA / ARV

• ARV (median comp): $161,413
• List price: $89,990
• Delta: -41.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 N Berry Rdg	0.41mi	2/2.0	1,064 (+12%)	10mo	$165,000	$155	53

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: -82.1%
• Equity multiple: -1.07×
• Total profit: $-52,104
• Equity at exit: $13,418

10-year hold

• IRR: —
• Equity multiple: -2.72×
• Total profit: $-93,743
• Equity at exit: $7,781

Cash invested: $25,197 (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 77836

• Home prices YoY: -26.0%
• Active inventory: 315

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$472
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-589

Break-even live

Break-even rent $745

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-538	-5% $-563	+0% $-589	+5% $-614	+10% $-640
Rent	-10% $-589	-5% $-589	+0% $-589	+5% $-589	+10% $-589
Rate	-1.0pp $-543	-0.5pp $-566	base $-589	+0.5pp $-612	+1.0pp $-636

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: $22,498
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   pricedays on marketlisting id $89,990 Active 1 DOM
2. 2026-06-18
   days on market $94,900 Active 57 DOM
3. 2026-06-17
   days on market $94,900 Active 56 DOM
4. 2026-06-16
   days on market $94,900 Active 55 DOM
5. 2026-06-15
   days on market $94,900 Active 54 DOM
6. 2026-06-14
   days on market $94,900 Active 52 DOM
7. 2026-06-13
   days on market $94,900 Active 51 DOM
8. 2026-06-10
   days on market $94,900 Active 49 DOM
9. 2026-06-09
   days on market $94,900 Active 48 DOM
10. 2026-06-08
    days on market $94,900 Active 47 DOM
11. 2026-06-07
    days on market $94,900 Active 46 DOM
12. 2026-06-02
    days on market $94,900 Active 41 DOM
13. 2026-06-01
    days on market $94,900 Active 40 DOM
14. 2026-05-31
    days on market $94,900 Active 39 DOM
15. 2026-05-30
    pricedays on market $94,900 Active 38 DOM
16. 2026-05-14
    price $99,000 455-char remark

    Show marketing remark (455 chars)

    Beautiful 2.03 acre property perfectly situated between Caldwell, Snook, and Somerville. Ideal location for peaceful country living with easy access to nearby towns. This well-maintained lot, and has a water well and septic system. Ready for your dream home or weekend retreat. The land offers an open layout with scenic views, and plenty of mature trees for added privacy. Located within Snook ISD. Contact the listing agent today to schedule your visit.

17. 2026-05-08
    price $104,990 455-char remark

    Show marketing remark (455 chars)

    Beautiful 2.03 acre property perfectly situated between Caldwell, Snook, and Somerville. Ideal location for peaceful country living with easy access to nearby towns. This well-maintained lot, and has a water well and septic system. Ready for your dream home or weekend retreat. The land offers an open layout with scenic views, and plenty of mature trees for added privacy. Located within Snook ISD. Contact the listing agent today to schedule your visit.

18. 2026-04-22
    listed $110,000 Active 455-char remark

    Show marketing remark (455 chars)

    Beautiful 2.03 acre property perfectly situated between Caldwell, Snook, and Somerville. Ideal location for peaceful country living with easy access to nearby towns. This well-maintained lot, and has a water well and septic system. Ready for your dream home or weekend retreat. The land offers an open layout with scenic views, and plenty of mature trees for added privacy. Located within Snook ISD. Contact the listing agent today to schedule your visit.

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$694/yr (+$58/mo · 72.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $0
• − Mortgage interest: −$5,041
• − Property taxes: −$953
• − Insurance: −$450
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$2,618
• Taxable loss: −$9,061
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-4,891/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Beaver Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Beaver Creek, TX
• Population (ZIP): 12,469

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 187.5385
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $99,000 HARMLS
• 2026-05-08 Price Changed $104,990 HARMLS
• 2026-04-22 Listed $110,000 HARMLS

Property tax history

+15.8%/yr

Latest (2025): $953 · +17.7% YoY. Source: county tax records.