5709 Ranchogrande Dr · Arlington, TX 76017

$153,500

2 bd · 1.0 ba · 1,214 sqft · Townhouse public records · 132 Days on market

Built 1984 3,049 sqft lot $126/sqft · 28% below area Est $214k · 28% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.3/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal and long-term returns. Strategically positioned with quick access to Interstate 20 and easy connectivity to Highway 287, this location offers great convenience for commuters and travelers. The wood-burning feature creates an appealing focal point in living area. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences. With thoughtful updates, this property can transform into a highly desirable residence while building substantial wealth for the discerning investor. This is a Fannie Mae HomePath property. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www.auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• Functional design
• Thoughtful updates
• Solid foundation

Tags

• SOLID FOUNDATION
• FUNCTIONAL DESIGN
• QUICK ACCESS TO INTERSTATE 20
• WOOD-BURNING FEATURE
• THOUGHTFUL UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $154k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.7% 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: schools D+, crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.8%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $5k 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 132 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $154k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 6.9

CMA / ARV

• ARV (median comp): $213,838
• List price: $153,500
• Delta: -28.22%
• 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
5506 Homestead Rd	0.29mi	3/2.0 (+1)	1,213 (-0%)	9mo	$249,850	$206	70
5504 Homestead Rd	0.29mi	3/2.0 (+1)	1,213 (-0%)	11mo	$249,895	$206	68

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-18,479
• Equity at exit: $22,887

10-year hold

• IRR: -9.6%
• Equity multiple: 0.50×
• Total profit: $-21,373
• Equity at exit: $13,272

Cash invested: $42,980 (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: 205
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$805
• Tax from tax record: −$409 /mo · $4,906/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $183

Break-even live

Break-even rent $1,617

Max offer price $153,500

Occupancy floor 85%

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5719 Red Cactus Ct Arlington, TX	2.0	1.5	1252	$1,600	$1.28	10d	1	0.14mi
5300 Stagetrail Dr Arlington, TX	3.0	2.0	1412	$2,005	$1.42	20d	1	0.17mi
5116 Trail Dust Ln Arlington, TX	2.0	2.0	1098	$1,595	$1.45	43d	1	0.25mi
5116 Trail Dust Ln Arlington, TX	2.0	2.0	1098	$1,595	$1.45	17d	1	0.25mi
5510 Amerada Cir Arlington, TX	3.0	2.0	1234	$2,100	$1.70	43d	1	0.32mi
5901 Colebrook Ct Arlington, TX	3.0	2.0	1144	$1,995	$1.74	43d	1	0.32mi
5700 Median Way Arlington, TX	1.0–3.0	1.0–2.0	919	$1,474	$1.60	2d	19	0.36mi
5016 Santa Fe Ct Arlington, TX	3.0	2.0	1487	$2,435	$1.64	4d	1	0.40mi
5933 Sagebrush Trl Arlington, TX	3.0	2.0	1463	$2,159	$1.48	43d	1	0.52mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	16d	1	0.54mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	3d	1	0.54mi
5604 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,190	$1.48	7d	1	0.56mi
5600 Northstar Ln Arlington, TX	3.0	2.0	1330	$2,295	$1.73	6d	1	0.56mi
5021 Bayberry Dr Arlington, TX	3.0	2.0	1362	$2,300	$1.69	24d	1	0.61mi
4707 Burning Springs Dr Arlington, TX	3.0	2.0	1497	$2,000	$1.34	6d	1	0.63mi
6406 Tealcove Dr Arlington, TX	1.0–2.0	1.0–2.0	740	$1,559	$2.11	6d	1	0.76mi
6406 Tealcove Dr Arlington, TX	1.0–2.0	1.0–2.0	740	$1,564	$2.11	1d	8	0.76mi
5900 U.S. 287 Frontage Rd Arlington, TX	2.0–3.0	2.5	1295	$2,469	$1.91	2d	10	0.79mi
5715 Woodsetter Ct Arlington, TX	3.0	2.0	1116	$1,900	$1.70	6d	1	0.92mi
3100 Joplin Rd Kennedale, TX	1.0–3.0	1.0–3.0	1151	$2,188	$1.90	1d	45	1.02mi
6601 Treepoint Dr Unit 2121 Arlington, TX	2.0	2.0	900	$1,132	$1.26	2d	1	1.06mi
6601 Treepoint Dr Unit 3121 Arlington, TX	3.0	2.0	1050	$1,723	$1.64	2d	1	1.06mi
6601 Treepoint Dr Arlington, TX	2.0	2.0	950	$1,470	$1.55	12d	1	1.06mi
6601 Treepoint Dr Arlington, TX	2.0	2.0	1125	$1,511	$1.34	3d	1	1.06mi
6601 Treepoint Dr Unit 6634 Arlington, TX	3.0	2.0	1050	$1,718	$1.64	43d	1	1.06mi
6601 Treepoint Dr Unit 6658 Arlington, TX	2.0	2.0	1125	$1,372	$1.22	43d	1	1.06mi
741 Woodland Ct Kennedale, TX	2.0	2.0	990	$1,595	$1.61	43d	1	1.10mi
737 Woodland Ct Kennedale, TX	2.0	2.0	990	$1,350	$1.36	43d	1	1.11mi
5617 Espanola Dr Arlington, TX	3.0	2.0	1240	$1,900	$1.53	19d	1	1.15mi
4933 Wild Holly Ln Arlington, TX	2.0	2.0	950	$1,352	$1.42	43d	1	1.17mi
716 Woodland Ct Kennedale, TX	2.0	2.0	971	$1,350	$1.39	7d	1	1.19mi
4924 Sigmond Dr Unit 1503 Arlington, TX	1.0	1.0	820	$1,290	$1.57	43d	1	1.19mi
4924 Sigmond Dr Arlington, TX	1.0–3.0	1.0–2.0	790	$1,330	$1.68	1d	13	1.19mi
119 Peachtree Ct Apt D Kennedale, TX	3.0	2.0	1174	$1,795	$1.53	43d	1	1.23mi
117 Peachtree Ct Kennedale, TX	2.0	2.0	1165	$1,649	$1.42	7d	1	1.23mi
6504 Falcon River Way Arlington, TX	1.0–3.0	1.0–2.0	903	$1,691	$1.87	2d	39	1.26mi
5030 Savannah Club Dr Arlington, TX	1.0–2.0	1.0–2.0	843	$1,396	$1.66	2d	11	1.26mi
4211 Meadow Park Dr Arlington, TX	3.0	2.0	1388	$1,900	$1.37	4d	1	1.29mi
4211 Meadow Park Dr Arlington, TX	3.0	2.0	1388	$1,900	$1.37	18d	1	1.29mi
4912 Paces Trl Arlington, TX	2.0	2.0	966	$1,509	$1.56	43d	1	1.30mi

Listing history 35 events

1. 2026-06-18
   days on market $153,500 Active 132 DOM
2. 2026-06-17
   days on market $153,500 Active 131 DOM
3. 2026-06-16
   days on market $153,500 Active 130 DOM
4. 2026-06-15
   days on market $153,500 Active 129 DOM
5. 2026-06-13
   days on market $153,500 Active 127 DOM
6. 2026-06-09
   days on market $153,500 Active 123 DOM
7. 2026-06-08
   days on market $153,500 Active 122 DOM
8. 2026-06-07
   days on market $153,500 Active 121 DOM
9. 2026-06-04
   days on market $153,500 Active 118 DOM
10. 2026-06-03
    days on market $153,500 Active 117 DOM
11. 2026-06-02
    days on market $153,500 Active 116 DOM
12. 2026-06-01
    days on market $153,500 Active 115 DOM
13. 2026-05-31
    days on market $153,500 Active 114 DOM
14. 2026-04-16
    price $153,500 1232-char remark

    Show marketing remark (1232 chars)

    This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal and long-term returns. Strategically positioned with quick access to Interstate 20 and easy connectivity to Highway 287, this location offers great convenience for commuters and travelers. The wood-burning feature creates an appealing focal point in living area. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences. With thoughtful updates, this property can transform into a highly desirable residence while building substantial wealth for the discerning investor. This is a Fannie Mae HomePath property. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www.auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

15. 2026-03-09
    price $162,500 1232-char remark

    Show marketing remark (1232 chars)

    This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal and long-term returns. Strategically positioned with quick access to Interstate 20 and easy connectivity to Highway 287, this location offers great convenience for commuters and travelers. The wood-burning feature creates an appealing focal point in living area. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences. With thoughtful updates, this property can transform into a highly desirable residence while building substantial wealth for the discerning investor. This is a Fannie Mae HomePath property. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www.auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

16. 2026-02-06
    listed $174,900 Active 1232-char remark

    Show marketing remark (1232 chars)

    This three-bedroom, one-bathroom home presents excellent investment opportunities for those seeking to build equity through strategic improvements. The property's solid foundation and functional design provide a canvas for value-adding enhancements that can significantly increase market appeal and long-term returns. Strategically positioned with quick access to Interstate 20 and easy connectivity to Highway 287, this location offers great convenience for commuters and travelers. The wood-burning feature creates an appealing focal point in living area. The home's potential extends beyond immediate occupancy, offering savvy buyers the chance to customize and modernize according to current market preferences. With thoughtful updates, this property can transform into a highly desirable residence while building substantial wealth for the discerning investor. This is a Fannie Mae HomePath property. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www.auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

17. 2025-10-23
    historical
18. 2025-09-07
    listed $220,000 Active
19. 2018-05-14
    soldstatus
20. 2018-05-11
    soldstatus Sold
21. 2018-04-24
    status Pending
22. 2018-04-17
    historical Active Option Contract
23. 2018-04-09
    listed $135,000 Active
24. 2015-12-16
    soldstatus
25. 2015-12-15
    soldstatus Sold
26. 2015-11-20
    status Pending
27. 2015-11-10
    status Active
28. 2015-11-03
    historical Active Option Contract
29. 2015-09-11
    price $88,900
30. 2015-08-29
    listed $92,900 Active
31. 2003-02-18
    soldstatus
32. 2003-01-14
    historical
33. 2002-08-06
    listed $63,000
34. 1998-01-27
    soldstatus $56,543
35. 1994-01-21
    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: $4,906 · $409/mo
• Projected year-2 tax: $4,906 · $409/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,188
• − Mortgage interest: −$8,598
• − Property taxes: −$4,906
• − Insurance: −$768
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$4,465
• Taxable loss: −$99
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,219/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 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

+171.5% since first listed

22 events — show timeline

• 2026-04-16 Price Changed $153,500 NTREIS
• 2026-03-09 Price Changed $162,500 NTREIS
• 2026-02-06 Listed $174,900 NTREIS
• 2025-10-23 Listing Removed — NTREIS
• 2025-09-07 Listed $220,000 NTREIS
• 2018-05-14 Sold (Public Records) — Public Records
• 2018-05-11 Sold (MLS) — NTREIS
• 2018-04-24 Pending — NTREIS
• 2018-04-17 Contingent — NTREIS
• 2018-04-09 Listed $135,000 NTREIS
• 2015-12-16 Sold (Public Records) — Public Records
• 2015-12-15 Sold (MLS) — NTREIS
• 2015-11-20 Pending — NTREIS
• 2015-11-10 Relisted — NTREIS
• 2015-11-03 Contingent — NTREIS
• 2015-09-11 Price Changed $88,900 NTREIS
• 2015-08-29 Listed $92,900 NTREIS
• 2003-02-18 Sold (Public Records) — Public Records
• 2003-01-14 Listing Removed — NTREIS
• 2002-08-06 Listed $63,000 NTREIS
• 1998-01-27 Sold (Public Records) $56,543 Public Records
• 1994-01-21 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,906 · +0.0% YoY. Source: county tax records.