1034 Tennessee Trl · Arlington, TX 76017

$200,000

2 bd · 2.0 ba · 1,077 sqft · Townhouse public records · 43 Days on market

Built 1986 5,184 sqft lot Est $230k · 13% under ↓ 2% since listing

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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 +15.5/30.0
• ARV discount +13.5/15.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Corner-lot opportunity in south Arlington with flexibility for an owner-occupant or rental hold. Located in The Crest, 1034 Tennessee Trail is a 2-bedroom, 2-bath half duplex with 1,077 square feet, a smart single-story layout, & updates that make it easy to move right in. The location puts you close to everyday shopping, dining, & neighborhood conveniences while still offering a comfortable residential setting in Arlington. The home is also served by Mansfield ISD, a major plus for buyers looking for location and school district value. Inside, the living room has great character with a bold blue accent wall, LVP flooring, a wood-burning brick fireplace, and a ceiling fan that hel

Key facts

• 5,184 sq ft lot
• 2 parking spots
• Built 1986

Tags

• CORNER LOT OPPORTUNITY
• LOCATION IN THE CREST
• SERVED BY MANSFIELD ISD
• WOOD BURNING BRICK FIREPLACE
• NEW BLINDS THROUGHOUT
• GENEROUS CABINET STORAGE

Property features AI

Finance

• Other: Survey available; Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Detached carport; Covered parking (2 spaces); 2 carport spaces
• Utilities: City water; City sewer; Electricity connected; Cable available
• Home design: Single family residence; Attached property; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1986
• Exterior features: Front porch; Back yard fencing; Fenced lot; Corner lot; Few trees; Subdivision setting; Easements for utilities

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Refrigerator; Built-in cabinets
• Bedrooms: Primary bedroom on main level with ensuite bath; Second bedroom on main level
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Open floorplan; Paneling; Cable TV available; High speed internet available; Window coverings; 1 living area; 1 dining area; Room count of 8; One-level layout
• Laundry & utility: Separate utility room; Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $80 ($962/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.5% below list).
• Recommended offer: $189k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glenn Harmon El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 430 students, 87% FRL); T A Howard Middle (math 30% / reading 43%, grade F, #786 of 1,662 statewide, top 48%, 687 students, 76% FRL); Mansfield Summit H S (math 44% / reading 48%, grade D-, #627 of 1,632 statewide, top 38%, 1,856 students, 69% FRL) — zoned schools average 77% FRL vs 35% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 pts) — the specific schools serving this property underperform the Mansfield ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.8%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,907 (5.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $230,478
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5925 Timbercrest Dr	0.05mi	2/2.0	1,180 (+10%)	9mo	$200,000	$169	74
5900 Baroncrest Dr	0.20mi	2/2.0	1,180 (+10%)	20mo	$225,000	$191	58
831 Valleybrooke Dr	0.72mi	2/2.0	1,053 (-2%)	15mo	$225,000	$214	50
6420 Brookhaven Trl	0.69mi	2/2.0	919 (-15%)	21mo	$215,000	$234	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-32,791
• Equity at exit: $29,821

10-year hold

• IRR: -16.0%
• Equity multiple: 0.23×
• Total profit: $-43,181
• Equity at exit: $17,292

Cash invested: $56,000 (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 76017

• Rents YoY: -0.8%
• Active inventory: 201
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$280 /mo · $3,360/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $80

Break-even live

Break-even rent $1,788

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $137	+0% $80	+5% $24	+10% $-33
Rent	-10% $-69	-5% $6	+0% $80	+5% $155	+10% $229
Rate	-1.0pp $181	-0.5pp $131	base $80	+0.5pp $28	+1.0pp $-24

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Danforth Ct Arlington, TX	3.0	2.0	1436	$2,050	$1.43	4d	1	0.12mi
911 Pinion Dr Arlington, TX	3.0	2.0	1299	$1,400	$1.08	45d	1	0.23mi
5907 Valleycreek Ln Arlington, TX	2.0	2.0	976	$1,450	$1.49	45d	1	0.34mi
5901 Valleycreek Ln Arlington, TX	1.0–2.0	1.0–2.0	838	$1,764	$2.11	0d	28	0.34mi
916 Ashmount Ln Arlington, TX	3.0	2.0	1185	$1,899	$1.60	45d	1	0.38mi
920 Tennessee Trl Arlington, TX	3.0	2.0	1500	$2,095	$1.40	3d	1	0.39mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,966	$1.55	23d	1	0.45mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,900	$1.50	14d	1	0.45mi
6301 Fairlane Dr Arlington, TX	3.0	2.0	1420	$1,900	$1.34	26d	1	0.47mi
5821 Mansfield Rd Arlington, TX	2.0	1.0	917	$1,400	$1.53	23d	1	0.52mi
5821 Mansfield Rd Arlington, TX	2.0	1.5	917	$1,400	$1.53	26d	1	0.52mi
6406 Mercedes Dr Arlington, TX	3.0	2.0	1495	$2,395	$1.60	45d	1	0.53mi
5501 White Dove Dr Arlington, TX	3.0	2.0	1455	$1,950	$1.34	26d	1	0.57mi
6014 Hollyleaf Dr Arlington, TX	3.0	2.5	1389	$2,145	$1.54	3d	1	0.59mi
914 Pierce Arrow Dr Arlington, TX	3.0	2.0	1301	$2,000	$1.54	45d	1	0.59mi
6501 Topaz Dr Arlington, TX	3.0	2.0	1130	$1,995	$1.77	26d	1	0.64mi
863 Valleybrooke Dr Arlington, TX	3.0	2.0	1123	$1,950	$1.74	45d	1	0.65mi
5907 Lovingham Ct Unit 5907 Arlington, TX	3.0	2.0	1200	$2,050	$1.71	45d	1	0.67mi
816 W Colony Dr Arlington, TX	3.0	2.0	1296	$2,025	$1.56	20d	1	0.69mi
2127 Chapel Downs Dr Arlington, TX	3.0	2.0	1480	$1,115	$0.75	26d	1	0.71mi
746 Bonnet Trl Arlington, TX	2.0	2.0	1416	$2,175	$1.54	26d	1	0.75mi
1802 Wimbledon Oaks Ln Arlington, TX	1.0–2.0	1.0–2.0	870	$1,795	$2.06	0d	23	0.77mi
5234 Villa Del Mar Ave Arlington, TX	1.0	1.0	764	$1,390	$1.82	45d	1	0.77mi
1003 Prado Real Dr Arlington, TX	3.0	2.0	1446	$2,346	$1.62	1d	1	0.84mi
805 Greenridge Dr Arlington, TX	3.0	2.0	1361	$2,050	$1.51	21d	1	0.85mi
101 Colony Dr Arlington, TX	3.0	2.0	1400	$2,055	$1.47	45d	1	0.89mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	5d	1	0.90mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	18d	1	0.90mi
1224 Deuce Dr Arlington, TX	1.0–2.0	1.0–2.0	743	$1,475	$1.98	26d	3	0.99mi
5210 Livermore Dr Arlington, TX	3.0	2.0	1388	$2,164	$1.56	26d	1	1.02mi
5216 Carpenter Dr Arlington, TX	3.0	2.5	1276	$1,925	$1.51	20d	1	1.03mi
5211 Carpenter Dr Arlington, TX	3.0	2.0	1268	$1,945	$1.53	19d	1	1.06mi
5211 Carpenter Dr Arlington, TX	3.0	2.0	1268	$1,945	$1.53	26d	1	1.06mi
323 Moss Hill Dr Arlington, TX	3.0	2.0	1053	$1,900	$1.80	9d	1	1.06mi
325 Angelina Dr Arlington, TX	3.0	2.0	1441	$1,900	$1.32	9d	1	1.07mi
6306 Pilgrim Ln Arlington, TX	3.0	2.0	1197	$1,885	$1.57	45d	1	1.12mi
6707 Country Creek Dr Arlington, TX	3.0	2.0	1106	$1,995	$1.80	7d	1	1.14mi
222 Mahogany Dr Arlington, TX	3.0	2.0	1421	$2,160	$1.52	18d	1	1.15mi
820 Lawndale Dr Arlington, TX	3.0	2.0	1249	$1,995	$1.60	45d	1	1.17mi
5310 Pampas Ct Arlington, TX	3.0	2.0	1231	$1,800	$1.46	26d	1	1.19mi

Listing history 6 events

1. 2026-05-02
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-04-23
   price $200,000
4. 2026-04-07
   status Active
5. 2026-04-02
   historical Active Option Contract
6. 2026-03-20
   listed $205,000 Active

ⓘ 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: $3,360 · $280/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$300/yr (+$25/mo · 8.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,669
• − Mortgage interest: −$11,203
• − Property taxes: −$3,360
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$5,818
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,524/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,074
• Household income: $90,083
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1311.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 21% Hispanic / Latino 20% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 12% Vietnamese 2% Other Indo-European 2%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.11%
• Current HPI: 268.3139
• Rent YoY: ▼ -0.80%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-2.4% since first listed

6 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-23 Price Changed $200,000 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-04-02 Contingent — NTREIS
• 2026-03-20 Listed $205,000 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $3,360 · +0.5% YoY. Source: county tax records.