6741 Ridgetop Rd · North Richland Hills, TX 76182

$250,000

3 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 10 Days on market

Built 1983 8,015 sqft lot Est $337k · 26% under

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Why this score? — see what drove the D+ 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 +11.9/30.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good location, convenient and not on a busy street. Home has an open floorplan with good flow between living, breakfast and kitchen areas. Split bedooms with dual closets in master. Covered porch is a great place to enjoy relaxing backyard.

Key facts

• Beamed ceilings
• Large backyard
• Covered back patio

Tags

• OVERSIZED FAMILY ROOM
• BEAMED CEILINGS
• WET BAR NICHE
• COVERED BACK PATIO
• LARGE BACKYARD
• ROOF REPLACED

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with double doors, garage faces front; 2 covered parking spaces
• Utilities: City water; City sewer; Electricity connected; Individual water meter; Cable available
• Home design: Single family residence; One story; Residential property; Built in 1983
• Construction: Brick and siding exterior; Composition shingle roof; Preowned construction
• Exterior features: Covered porch(es); Gutters; Wood fencing; Few trees; Large backyard with grass; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric oven; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath, separate shower, dual sinks, and walk-in closet
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Fireplace heating (wood burning); Ceiling fans; Electric cooling
• Interior features: Open floorplan; Pantry; Cable TV available; High speed internet available; One living area; One dining area
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (13.1% below list).
• Recommended offer: $217k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in North Richland Hills — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: amenities F, commute F, health & safety D-.
• 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.
• Market conditions: Rents rising (+2.2%/yr); 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y ago 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: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,148 (13.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.87% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $337,335
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6524 Blue Grass Dr	0.48mi	3/2.0	1,595 (+2%)	1mo	$269,000	$169	74
7301 Windcrest Ln	0.42mi	3/2.0	1,494 (-5%)	2mo	$365,000	$244	71
6640 Fair Oaks Dr	0.46mi	3/2.0	1,484 (-5%)	2mo	$265,000	$179	68
6636 Redbud Dr	0.60mi	3/2.0	1,603 (+2%)	1mo	$315,000	$197	68
7020 Green Ridge Trl	0.36mi	3/2.0	1,416 (-10%)	1mo	$297,500	$210	66
7205 Windcrest Ct E	0.54mi	3/2.0	1,643 (+5%)	3mo	$353,900	$215	65
6520 Kary Lynn Dr S	0.55mi	3/2.0	1,481 (-6%)	2mo	$320,000	$216	63
6516 N Park Dr	0.66mi	3/2.0	1,630 (+4%)	1mo	$360,000	$221	61
6828 Moss Ln	0.65mi	3/2.5	1,649 (+5%)	0mo	$390,000	$237	59
6804 Greenleaf Dr	0.53mi	3/2.0	1,746 (+11%)	0mo	$344,900	$198	56
6529 Blue Grass Dr	0.47mi	3/2.0	1,354 (-14%)	2mo	$314,900	$233	54
6461 Westridge Dr	0.69mi	3/2.0	1,406 (-10%)	1mo	$209,900	$149	49

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-46,079
• Equity at exit: $37,276

10-year hold

• IRR: -13.1%
• Equity multiple: 0.26×
• Total profit: $-51,714
• Equity at exit: $21,615

Cash invested: $70,000 (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 76182

• Rents YoY: 2.2%
• Active inventory: 174
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$362 /mo · $4,350/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-62

Break-even live

Break-even rent $2,250

Max offer price $239,011

Occupancy floor 98%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6889 Hightower Dr Unit 6922 North Richland Hills, TX	3.0	2.0	1219	$1,921	$1.58	3d	1	0.04mi
6889 Hightower Dr North Richland Hills, TX	3.0	2.0	1219	$1,939	$1.59	13d	1	0.09mi
6633 Greendale Dr Watauga, TX	3.0	2.0	1379	$2,025	$1.47	25d	1	0.32mi
6633 Greendale Dr Watauga, TX	3.0	2.0	1379	$2,025	$1.47	21d	1	0.32mi
7008 Hanging Cliff Pl North Richland Hills, TX	3.0	2.0	1441	$2,095	$1.45	44d	1	0.36mi
7427 Windhaven Rd North Richland Hills, TX	2.0	2.0	1100	$1,575	$1.43	3d	1	0.49mi
6529 Blue Grass Dr Watauga, TX	3.0	2.0	1354	$2,150	$1.59	24d	1	0.50mi
7002 Lincoln Dr North Richland Hills, TX	2.0	2.0	1125	$1,675	$1.49	15d	1	0.50mi
6569 Westridge Dr Watauga, TX	3.0	2.5	1487	$2,050	$1.38	44d	1	0.52mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	22d	1	0.52mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	18d	1	0.52mi
6516 Meadowview Ln Watauga, TX	3.0	2.0	1164	$2,100	$1.80	24d	1	0.54mi
7525 Windhaven Rd North Richland Hills, TX	3.0	2.0	1212	$1,595	$1.32	25d	1	0.58mi
6621 North Park Dr Watauga, TX	3.0	2.0	1401	$2,085	$1.49	25d	1	0.60mi
6405 Kary Lynn Dr S Watauga, TX	3.0	2.0	1072	$1,950	$1.82	24d	1	0.69mi
6869 Dogwood Ct North Richland Hills, TX	3.0	2.5	1887	$2,545	$1.35	44d	1	0.70mi
6620 Moss Ln Watauga, TX	3.0	2.0	1659	$2,250	$1.36	4d	1	0.70mi
6405 Kary Lynn Dr N Watauga, TX	3.0	2.0	1072	$1,950	$1.82	24d	1	0.71mi
6437 Starnes Rd Watauga, TX	3.0	2.0	1297	$1,980	$1.53	44d	1	0.75mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,000	$1.41	3d	1	0.77mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,200	$1.55	25d	1	0.77mi
7608 Meadowlark Ln N Watauga, TX	3.0	2.0	1377	$1,925	$1.40	22d	1	0.77mi
7529 Meadowlark Ln N Watauga, TX	3.0	2.0	1342	$2,150	$1.60	44d	1	0.78mi
8041 Miles Dr Unit LO Watauga, TX	3.0	2.0	1568	$2,095	$1.34	17d	1	0.82mi
6705 Nola Ct Watauga, TX	3.0	2.0	1792	$2,500	$1.40	44d	1	0.82mi
6629 High Lawn Ter Watauga, TX	3.0	2.0	1497	$2,150	$1.44	18d	1	0.82mi
7400 Echo Hill Dr Watauga, TX	3.0	2.0	1364	$1,950	$1.43	5d	1	0.85mi
7320 Echo Hill Dr Watauga, TX	3.0	2.0	1287	$1,890	$1.47	44d	1	0.85mi
7529 Walnuthill Ct Watauga, TX	3.0	2.0	1360	$2,150	$1.58	44d	1	0.86mi
6421 Alta Vista Dr Watauga, TX	4.0	2.0	1596	$2,165	$1.36	44d	1	0.86mi
6355 Starnes Rd Watauga, TX	3.0	2.5	1956	$2,600	$1.33	22d	1	0.88mi
6541 Wakefield Rd Unit N North Richland Hills, TX	3.0	2.0	1564	$1,800	$1.15	44d	1	0.88mi
7001 Newcastle Pl North Richland Hills, TX	3.0	2.0	1455	$2,400	$1.65	44d	1	0.88mi
6617 Nola Dr Watauga, TX	3.0	2.0	1395	$2,095	$1.50	25d	1	0.89mi
6548 Fairview Dr Watauga, TX	3.0	2.0	1733	$2,950	$1.70	44d	1	0.90mi
6444 Whitehurst Dr Watauga, TX	3.0	3.0	1610	$2,450	$1.52	44d	1	0.96mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	15d	1	1.03mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	22d	1	1.03mi
6420 Sunrise Dr North Richland Hills, TX	3.0	2.0	1470	$1,725	$1.17	25d	1	1.05mi
6017 Hillcrest Dr Watauga, TX	3.0	2.0	1314	$1,950	$1.48	8d	1	1.08mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $250,000 Pending 10 DOM
2. 2026-06-04
   days on market $250,000 Active Option Contract 9 DOM
3. 2026-06-03
   days on market $250,000 Active Option Contract 8 DOM
4. 2026-06-02
   statusdays on market $250,000 Active Option Contract 7 DOM
5. 2026-06-01
   days on market $250,000 Active 6 DOM
6. 2026-05-31
   days on market $250,000 Active 5 DOM
7. 2026-05-26
   listed $250,000 Active
8. 2010-09-30
   soldstatus
9. 2010-09-28
   soldstatus 240-char remark

   Show marketing remark (240 chars)

   Good location, convenient and not on a busy street. Home has an open floorplan with good flow between living, breakfast and kitchen areas. Split bedooms with dual closets in master. Covered porch is a great place to enjoy relaxing backyard.

10. 2010-08-30
    historical 240-char remark

    Show marketing remark (240 chars)

    Good location, convenient and not on a busy street. Home has an open floorplan with good flow between living, breakfast and kitchen areas. Split bedooms with dual closets in master. Covered porch is a great place to enjoy relaxing backyard.

11. 2010-01-13
    listed $100,000 240-char remark

    Show marketing remark (240 chars)

    Good location, convenient and not on a busy street. Home has an open floorplan with good flow between living, breakfast and kitchen areas. Split bedooms with dual closets in master. Covered porch is a great place to enjoy relaxing backyard.

12. 2005-04-01
    soldstatus
13. 1992-06-05
    soldstatus
14. 1988-12-02
    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: $4,350 · $362/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$225/yr (+$19/mo · 5.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,058
• − Mortgage interest: −$14,004
• − Property taxes: −$4,350
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$7,273
• Taxable loss: −$4,988
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $451/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 — North Richland Hills

• Score: 71/100
• State rank: #286
• US rank: #6602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Richland Hills, TX
• County: Tarrant County · 2,033,669 people
• City population: 68,613
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,242
• Household income: $120,558
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 284.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 8% Arabic 1% Other Indo-European 1%

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: ▼ -168.20%
• Current HPI: 277.0162
• Rent YoY: ▲ 2.23%
• 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

+150.0% since first listed

8 events — show timeline

• 2026-05-26 Listed $250,000 NTREIS
• 2010-09-30 Sold (Public Records) — Public Records
• 2010-09-28 Sold (MLS) — NTREIS
• 2010-08-30 Listing Removed — NTREIS
• 2010-01-13 Listed $100,000 NTREIS
• 2005-04-01 Sold (Public Records) — Public Records
• 1992-06-05 Sold (Public Records) — Public Records
• 1988-12-02 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,350 · -15.9% YoY. Source: county tax records.