721 Timberoaks Dr · Azle, TX 76020

$199,000

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 6 Days on market

Built 1983 10,237 sqft lot $145/sqft · 25% below area Est $266k · 25% 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 +13.3/30.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell. As Is. Great for investment property or starter home. This home has lots of potential and is close to schools and Fort Worth. HOME HAS A 2YR OLD ROOF AND OUTSIDE SIDING AND PAINT. INSIDE AC UNIT IS 1 AND A HALF YRS OLD.

Key facts

• Outside siding
• 2yr old roof
• Inside ac unit

Tags

• 2YR OLD ROOF
• OUTSIDE SIDING
• INSIDE AC UNIT

Property features AI

Finance

• Other: Listing is standard, exclusive right to sell; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 garage spaces (garage faces front); Covered parking for 2 vehicles; Concrete driveway and enclosed garage
• Utilities: City water; City sewer; Cable available; Asphalt and concrete streets with curbs; Overhead utilities
• Home design: Single-family residence; Two levels; Residential property
• Construction: Built in 1983 (preowned); Brick and fiber cement exterior; Composition roof; Slab foundation
• Exterior features: Wood and other fencing; Few trees on lot; Easements for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Other kitchen features listed
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with walk-in closet (approx. 18 x 14)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Window unit(s); Electric heating option
• Interior features: Vaulted ceilings; Cable TV available; Open living and dining areas (1 living area, 1 dining area); Room count listed as 2
• Laundry & utility: Washer/dryer connections and typical utilities available (specific laundry appliance not listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $2 ($21/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 $185k (6.8% below list).
• Recommended offer: $185k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.1% in Azle — 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 72/100 on livability (#267 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D+, amenities F, commute F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walnut Creek El (math 37% / reading 46%, grade F, #1,437 of 4,322 statewide, top 34%, 632 students, 48% FRL); Santo Forte J H (math 28% / reading 41%, grade F, #858 of 1,662 statewide, top 54%, 514 students, 55% FRL); Azle H S (math 41% / reading 50%, grade D-, #634 of 1,632 statewide, top 39%, 2,054 students, 44% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 597 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,454 (6.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $265,710
• List price: $199,000
• Delta: -22.85%
• 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
705 Timberoaks Dr	0.06mi	3/2.0	1,442 (+5%)	2mo	$269,000	$187	87
749 Oak Park Dr	0.28mi	3/2.0	1,397 (+2%)	4mo	$230,000	$165	81
637 Inwood Rd	0.23mi	3/2.0	1,437 (+5%)	1mo	$249,000	$173	81
508 Logan Dr	0.35mi	3/2.0	1,405 (+2%)	2mo	$250,000	$178	78
705 Oak Park Dr	0.23mi	3/2.0	1,267 (-8%)	0mo	$259,500	$205	76
201 Pecan St	0.45mi	3/2.0	1,466 (+7%)	2mo	$263,900	$180	66
909 Red Bud Dr	0.68mi	3/2.0	1,431 (+4%)	3mo	$225,000	$157	58
1024 Red Oak St	0.69mi	3/2.0	1,456 (+6%)	3mo	$259,000	$178	56
1001 Rosebud Dr	0.68mi	3/2.0	1,493 (+9%)	0mo	$230,000	$154	54
904 Red Oak St	0.50mi	3/2.0	1,545 (+12%)	3mo	$275,000	$178	54
708 Vickie Dr	0.61mi	3/1.0	1,235 (-10%)	2mo	$260,000	$211	49
1008 Rosebud Dr	0.68mi	2/1.0 (-1)	1,566 (+14%)	6mo	$205,000	$131	31

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-33,332
• Equity at exit: $29,672

10-year hold

• IRR: -10.2%
• Equity multiple: 0.39×
• Total profit: $-33,723
• Equity at exit: $17,206

Cash invested: $55,720 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 597
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$337 /mo · $4,042/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $2

Break-even live

Break-even rent $1,852

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $114	-5% $58	+0% $2	+5% $-55	+10% $-111
Rent	-10% $-145	-5% $-72	+0% $2	+5% $75	+10% $148
Rate	-1.0pp $102	-0.5pp $52	base $2	+0.5pp $-50	+1.0pp $-102

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
745 Timberoaks Dr Azle, TX	3.0	2.0	1304	$1,865	$1.43	6d	1	0.12mi
525 Commerce St Azle, TX	1.0–3.0	1.0–2.0	852	$1,405	$1.65	0d	1	0.21mi
821 Timberoaks Dr Azle, TX	3.0	2.0	1742	$1,875	$1.08	46d	1	0.25mi
316 Lochridge Dr Azle, TX	2.0	2.0	1627	$1,645	$1.01	8d	1	0.36mi
424 Lochridge Dr Unit 424 Azle, TX	3.0	2.0	1182	$1,575	$1.33	15d	1	0.40mi
1021 Timberoaks Dr Azle, TX	1.0–2.0	1.0–1.5	792	$1,250	$1.58	0d	16	0.45mi
549 Dylan Ct Azle, TX	3.0	2.0	1730	$2,250	$1.30	9d	1	0.49mi
515 W Main St Azle, TX	2.0	1.0	1080	$1,250	$1.16	46d	1	0.49mi
527 W Main St Apt 40 Azle, TX	2.0	1.0	1080	$1,250	$1.16	46d	1	0.51mi
605 Madeline Ct Azle, TX	3.0	2.5	1714	$2,400	$1.40	46d	1	0.51mi
700 Stribling Cir Azle, TX	3.0	2.0	1311	$1,659	$1.27	19d	1	0.60mi
912 Red Bud Dr Azle, TX	3.0	1.0	1378	$1,750	$1.27	0d	1	0.65mi
728 Poe St Azle, TX	3.0	2.0	1249	$1,675	$1.34	27d	1	0.87mi
444 Windsail Ln Azle, TX	3.0	2.0	1811	$2,500	$1.38	46d	1	0.93mi
617 Park St Azle, TX	3.0	2.0	1650	$1,995	$1.21	14d	1	0.94mi
1032 Greg St Azle, TX	2.0	2.0	1200	$1,695	$1.41	21d	1	1.06mi
108 Parkwood Ct Azle, TX	3.0	2.0	1226	$1,899	$1.55	5d	1	1.08mi
220 School St Azle, TX	3.0	2.0	1423	$1,895	$1.33	46d	1	1.09mi
1002 N Stewart St Azle, TX	3.0	1.0	1119	$1,400	$1.25	46d	1	1.12mi
213 Asheville St Azle, TX	4.0	2.0	1678	$2,300	$1.37	46d	1	1.16mi
228 N Jarvis Ln Azle, TX	3.0	2.0	1618	$1,950	$1.21	27d	1	1.27mi
228 N Jarvis Ln Azle, TX	3.0	2.0	1618	$1,950	$1.21	8d	1	1.27mi
216 Post Oak St Azle, TX	3.0	2.0	1581	$1,995	$1.26	15d	1	1.41mi
1329 Fox Hollow Ct Azle, TX	2.0	1.0	924	$900	$0.97	8d	1	1.47mi
657 Cameron Way Azle, TX	4.0	2.0	1768	$2,150	$1.22	15d	1	1.49mi

Listing history 22 events

1. 2026-06-22
   days on market $199,000 Active 6 DOM
2. 2026-06-21
   days on market $199,000 Active 5 DOM
3. 2026-06-18
   days on market $199,000 Active 2 DOM
4. 2026-06-17
   remarks 235-char remark
5. 2026-06-17
   pricedays on marketlisting id $199,000 Active 1 DOM
6. 2026-06-04
   days on market $205,000 Active 59 DOM
7. 2026-06-03
   days on market $205,000 Active 58 DOM
8. 2026-06-02
   days on market $205,000 Active 57 DOM
9. 2026-06-01
   days on market $205,000 Active 56 DOM
10. 2026-05-31
    days on market $205,000 Active 55 DOM
11. 2026-05-14
    price $219,000 226-char remark
12. 2026-04-27
    price $235,900 226-char remark
13. 2026-04-06
    listed $245,900 Active 226-char remark
14. 2026-04-02
    historical
15. 2026-03-20
    price $254,000
16. 2026-03-02
    listed $259,000 Active
17. 2023-01-13
    soldstatus
18. 2015-09-10
    soldstatus
19. 2015-09-04
    soldstatus Sold
20. 2015-08-28
    status Pending
21. 2015-08-17
    listed $96,180 Active
22. 1983-10-11
    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: $4,042 · $337/mo
• Projected year-2 tax: $4,042 · $337/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,254
• − Mortgage interest: −$11,147
• − Property taxes: −$4,042
• − Insurance: −$995
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,789
• Taxable loss: −$3,280
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $808/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Azle

• Score: 72/100
• State rank: #267
• US rank: #6239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azle, TX
• County: Parker County · 144,797 people
• City population: 34,602
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

+106.9% since first listed

14 events — show timeline

• 2026-06-16 Listed $199,000 NTREIS
• 2026-05-26 Price Changed $205,000 NTREIS
• 2026-05-14 Price Changed $219,000 NTREIS
• 2026-04-27 Price Changed $235,900 NTREIS
• 2026-04-06 Listed $245,900 NTREIS
• 2026-04-02 Listing Removed — NTREIS
• 2026-03-20 Price Changed $254,000 NTREIS
• 2026-03-02 Listed $259,000 NTREIS
• 2023-01-13 Sold (Public Records) — Public Records
• 2015-09-10 Sold (Public Records) — Public Records
• 2015-09-04 Sold (MLS) — NTREIS
• 2015-08-28 Pending — NTREIS
• 2015-08-17 Listed $96,180 NTREIS
• 1983-10-11 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,042 · -17.6% YoY. Source: county tax records.