5633 Macdougall Dr · Haltom City, TX 76148

$190,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 53 Days on market

Built 1971 7,405 sqft lot $159/sqft · 27% below area Est $261k · 27% under ↓ 12% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single story 3 bedroom, 2 bath home with 2 car garage. Big backyard with two small detached storage buildings. Good location that offers quick access to multiple highways including HWY 820 & 377. Buyer to verify all the information contained herein. SOLD AS-IS.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Probate listing; Possession 60–90 days or at closing/funding
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage; 2 garage spaces; 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1971; Not attached to another property; Preowned condition
• Construction: Brick construction
• Exterior features: Lot less than 0.5 acre; Approximately 0.17 acres; Subdivision: Browning Park

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on level 1; Total of 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% in Haltom City — 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 (#644 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Watauga El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 715 students, 80% FRL) — zoned schools average 80% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 pts) — the specific schools serving this property underperform the Birdville ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 132 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 53 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (median comp): $260,604
• List price: $190,000
• Delta: -27.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5608 Twin Oaks Dr	0.14mi	3/2.0	1,204 (+1%)	5mo	$239,000	$199	88
5528 Dunson Dr	0.28mi	3/2.0	1,187 (-0%)	7mo	$235,000	$198	80
5645 Bonner Dr	0.35mi	3/2.0	1,244 (+4%)	3mo	$249,500	$201	74
5717 Macrae St	0.22mi	3/1.5	1,105 (-7%)	5mo	$239,000	$216	71
5812 Lance Ct	0.21mi	3/2.0	1,331 (+12%)	5mo	$235,000	$177	66
5416 Dunson Dr	0.39mi	3/2.0	1,321 (+11%)	2mo	$280,000	$212	62
5709 Shipp Dr	0.29mi	3/1.5	1,334 (+12%)	3mo	$240,000	$180	62
5713 Emerson Dr	0.34mi	3/1.5	1,047 (-12%)	4mo	$229,000	$219	59
5620 Shipp Dr	0.31mi	3/1.0	1,059 (-11%)	5mo	$205,000	$194	59
5812 Shipp Dr	0.33mi	3/1.5	1,323 (+11%)	8mo	$229,000	$173	58
6104 Saramac Dr	0.71mi	3/2.0	1,134 (-5%)	3mo	$249,900	$220	56
5713 Saramac Dr	0.63mi	3/2.0	1,331 (+12%)	3mo	$269,900	$203	48

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-13,725
• Equity at exit: $28,330

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $18,644
• Equity at exit: $16,428

Cash invested: $53,200 (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 76148

• Home prices YoY: -17.1%
• Rents YoY: 4.3%
• Active inventory: 132
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$996
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $222

Break-even live

Break-even rent $1,805

Max offer price $190,000

Occupancy floor 84%

Sensitivity live

Price	-10% $329	-5% $275	+0% $222	+5% $168	+10% $114
Rent	-10% $57	-5% $139	+0% $222	+5% $304	+10% $386
Rate	-1.0pp $317	-0.5pp $270	base $222	+0.5pp $172	+1.0pp $122

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5621 Macdougall Dr Haltom City, TX	3.0	2.0	1359	$1,965	$1.45	26d	1	0.05mi
5604 Macgregor Dr Haltom City, TX	3.0	2.0	1348	$1,900	$1.41	45d	1	0.15mi
5809 Lance Ct Haltom City, TX	4.0	2.0	1359	$1,950	$1.43	0d	1	0.17mi
5752 Shipp Dr Watauga, TX	4.0	2.0	1444	$2,300	$1.59	0d	1	0.27mi
5544 Dunson Dr Haltom City, TX	3.0	2.0	1187	$1,950	$1.64	45d	1	0.27mi
5620 Oregon Trail Ct Haltom City, TX	3.0	2.0	1190	$1,839	$1.55	18d	1	0.34mi
5929 Gayle Dr Watauga, TX	3.0	2.0	1466	$1,995	$1.36	19d	1	0.40mi
6075 Lalagray Ln Watauga, TX	3.0	2.0	1202	$1,895	$1.58	5d	1	0.55mi
5705 Saramac Dr Watauga, TX	3.0	2.0	1224	$2,195	$1.79	45d	1	0.60mi
6100 Browning Dr North Richland Hills, TX	1.0–2.0	1.0–2.0	957	$1,759	$1.84	0d	26	0.64mi
5809 Haney Dr Watauga, TX	3.0	2.0	1421	$1,875	$1.32	26d	1	0.68mi
6309 Iron Horse Blvd North Richland Hills, TX	2.0	1.0–2.0	912	$2,179	$2.39	3d	29	0.78mi
6009 Marigold Dr Watauga, TX	3.0	2.0	1180	$2,091	$1.77	14d	1	0.87mi
6225 Stardust Dr S Watauga, TX	3.0	2.0	1120	$1,950	$1.74	45d	1	0.90mi
4704 Aspen Way Haltom City, TX	3.0	2.0	1379	$2,025	$1.47	9d	1	0.91mi
6490 Iron Horse Blvd Unit 6527 North Richland Hills, TX	2.0	2.0	1033	$1,854	$1.79	0d	1	0.92mi
6490 Iron Horse Blvd Unit 6523 North Richland Hills, TX	3.0	2.0	1298	$2,354	$1.81	0d	1	0.92mi
5824 Storm Dr Watauga, TX	3.0	2.0	1148	$1,850	$1.61	20d	1	0.94mi
5400 Haltom Rd Haltom City, TX	1.0–3.0	1.0–2.0	1095	$3,097	$2.83	0d	71	0.95mi
6424 Iron Horse Blvd Unit 6481 North Richland Hills, TX	2.0	2.0	884	$1,332	$1.51	0d	1	0.96mi
6424 Iron Horse Blvd North Richland Hills, TX	2.0	2.0	884	$1,567	$1.77	13d	1	0.96mi
6401 Melinda Ct Watauga, TX	3.0	2.0	1236	$1,875	$1.52	45d	1	0.97mi
4617 Aspen Way Haltom City, TX	3.0	2.0	1208	$1,850	$1.53	9d	1	0.99mi
4617 Aspen Way Haltom City, TX	3.0	2.0	1208	$1,850	$1.53	6d	1	0.99mi
6413 Melinda Ct Watauga, TX	3.0	2.0	1182	$1,995	$1.69	26d	1	1.00mi
6269 Stardust Dr S Watauga, TX	3.0	2.0	1334	$1,975	$1.48	45d	1	1.03mi
5301 Springlake Pkwy Haltom City, TX	1.0–2.0	1.0–2.0	813	$1,485	$1.83	23d	4	1.04mi
6301 Sunnybrook Dr Fort Worth, TX	3.0	2.0	1278	$1,795	$1.40	26d	1	1.07mi
6029 Dustin Dr Watauga, TX	3.0	2.0	1322	$1,865	$1.41	45d	1	1.12mi
6589 Old Mill Cir Watauga, TX	3.0	2.0	1234	$2,061	$1.67	9d	1	1.15mi
5114 Springlake Pkwy Haltom City, TX	2.0	2.0	1196	$2,260	$1.89	45d	1	1.29mi
6701 Windwillow Dr Fort Worth, TX	3.0	2.0	1007	$1,695	$1.68	20d	1	1.32mi
6701 Windwillow Dr Fort Worth, TX	3.0	2.0	1007	$1,695	$1.68	25d	1	1.32mi
6713 Windwillow Dr Fort Worth, TX	2.0	1.0	1009	$1,850	$1.83	13d	1	1.34mi
6528 Bernadine Dr Watauga, TX	3.0	2.0	1153	$2,061	$1.79	0d	1	1.34mi
6715 Buenos Aires Dr North Richland Hills, TX	2.0	2.0	950	$1,701	$1.79	13d	1	1.35mi
6715 Buenos Aires Dr Unit 6772 Fort Worth, TX	2.0	2.0	855	$1,249	$1.46	0d	1	1.35mi
Fossil Creek Blvd #1125 Haltom City, TX	1.0–2.0	1.0–2.0	881	$2,140	$2.43	22d	7	1.40mi
5628 Westchase Dr North Richland Hills, TX	2.0	2.0	986	$1,800	$1.83	6d	1	1.43mi
5722 Westchase Dr North Richland Hills, TX	2.0	2.0	1150	$1,800	$1.57	26d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $190,000 Active 53 DOM
2. 2026-06-18
   days on market $190,000 Active 50 DOM
3. 2026-06-17
   days on market $190,000 Active 49 DOM
4. 2026-06-16
   days on market $190,000 Active 48 DOM
5. 2026-06-15
   days on market $190,000 Active 47 DOM
6. 2026-06-13
   days on market $190,000 Active 45 DOM
7. 2026-06-09
   days on market $190,000 Active 41 DOM
8. 2026-06-08
   days on market $190,000 Active 40 DOM
9. 2026-06-07
   days on market $190,000 Active 39 DOM
10. 2026-06-04
    days on market $190,000 Active 36 DOM
11. 2026-06-03
    days on market $190,000 Active 35 DOM
12. 2026-06-02
    days on market $190,000 Active 34 DOM
13. 2026-06-01
    days on market $190,000 Active 33 DOM
14. 2026-05-31
    days on market $190,000 Active 32 DOM
15. 2026-05-14
    price $190,000 266-char remark
16. 2026-04-29
    listed $215,000 Active 266-char remark
17. 1990-12-17
    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: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,021
• − Mortgage interest: −$10,643
• − Property taxes: −$4,201
• − Insurance: −$950
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$5,527
• Taxable loss: −$303
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,732/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: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 of 826 in TX

Livability — Haltom City

• Score: 66/100
• State rank: #644
• US rank: #12214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haltom City, TX
• County: Tarrant County · 2,033,669 people
• City population: 32,950
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,367
• Household income: $89,840
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 373.0

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 29% Two or more races 16% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -64.11%
• Current HPI: 310.2504
• Rent YoY: ▲ 4.34%
• 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

-11.6% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $190,000 NTREIS
• 2026-04-29 Listed $215,000 NTREIS
• 1990-12-17 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,201 · +2.3% YoY. Source: county tax records.