224 West Pl · White Settlement, TX 76108

$99,500

1 bd · 1.0 ba · 636 sqft · SingleFamily public records

Built 1975 Est $159k · 37% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in White Settlement, TX with strong upside. This 1 bedroom / 1 bathroom home at 224 West Pl has had some work already completed and is ready for a buyer to finish out and add value. Ideal for a rental property, first-time buyer looking to customize, or investor seeking a scrape-and-build opportunity & acirc; & euro; & rdquo; newer homes have been built in surrounding areas of the neighborhood. Convenient location with quick access to major roads, shopping, and employment centers. Property is being sold as-is and is priced accordingly. Asking $99,500 OBO and needing to sell quickly. Serious inquiries only. Direct message or contact seller for additional details.

Key facts

• Built 1975

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.6% vs local median 4.6% in White Settlement — 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 74/100 on livability (#188 in TX, #4,855 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D+, employment D+.
• White Settlement ISD (rural): math 35% / reading 44% proficiency, ranked #396 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 548 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent is only 16% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $99,500

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $159,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8612 Jay St	0.25mi	2/1.0 (+1)	576 (-9%)	0mo	$129,900	$226	67
309 Lockwood	0.14mi	2/1.0 (+1)	720 (+13%)	9mo	$150,000	$208	59
9112 Rowland Dr	0.61mi	2/1.0 (+1)	664 (+4%)	14mo	$179,900	$271	48
9132 N Dodson Dr	0.71mi	2/1.0 (+1)	624 (-2%)	17mo	$139,800	$224	45
412 Sands Ct	0.70mi	2/1.0 (+1)	695 (+9%)	8mo	$173,500	$250	40
8000 Melrose St E	0.61mi	2/1.0 (+1)	672 (+6%)	23mo	$220,000	$327	38

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-12,312
• Equity at exit: $14,836

10-year hold

• IRR: -9.5%
• Equity multiple: 0.50×
• Total profit: $-13,937
• Equity at exit: $8,603

Cash invested: $27,860 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 548
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$522
• Tax from tax record: −$195 /mo · $2,334/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $109

Break-even live

Break-even rent $959

Max offer price $99,500

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9021 White Settlement Rd Unit D White Settlement, TX	1.0	1.0	440	$950	$2.16	22d	1	0.44mi
9021 White Settlement Rd Unit C White Settlement, TX	1.0	1.0	462	$995	$2.15	22d	1	0.44mi
300 Meadow Park Dr White Settlement, TX	2.0	1.0	616	$1,100	$1.79	19d	1	0.45mi
400 Ralph St Fort Worth, TX	1.0	1.0	625	$1,225	$1.96	44d	1	0.64mi
9020 Moran St Fort Worth, TX	2.0	1.0	650	$1,225	$1.88	44d	1	0.66mi
9211 Dale Lane Ct Fort Worth, TX	1.0–2.0	1.0–2.0	719	$850	$1.18	44d	1	0.93mi
704 Dale Ln Unit 725 White Settlement, TX	1.0	1.0	650	$905	$1.39	13d	1	1.04mi
704 Dale Ln Unit 778 White Settlement, TX	1.0	1.0	650	$900	$1.38	44d	1	1.04mi
704 Dale Ln Unit 725 White Settlement, TX	1.0	1.0	650	$867	$1.33	3d	1	1.04mi
704 Dale Ln Fort Worth, TX	1.0	1.0	650	$859	$1.32	13d	1	1.07mi
1300 N Jim Wright Fwy White Settlement, TX	1.0	1.0	650	$959	$1.48	15d	1	1.23mi
1300 Jim Wright Fwy Unit 1374 White Settlement, TX	1.0	1.0	740	$1,082	$1.46	3d	1	1.25mi
1300 Jim Wright Fwy Unit 1351 White Settlement, TX	1.0	1.0	650	$914	$1.41	44d	1	1.25mi
1823 S Las Vegas Trl Unit 1 White Settlement, TX	1.0	1.0	731	$965	$1.32	44d	1	1.38mi
1808 S Las Vegas Trl Fort Worth, TX	1.0	1.0	731	$965	$1.32	44d	1	1.43mi

Listing history 2 events

1. 2026-06-10
   remarks 687-char remark
2. 2026-06-10
   listed $99,500 Under Contract

ⓘ 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: $2,334 · $195/mo
• Projected year-2 tax: $2,334 · $195/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,173
• − Mortgage interest: −$5,574
• − Property taxes: −$2,334
• − Insurance: −$498
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,895
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,369/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: White Settlement ISD
• NCES district ID: 4845540
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $56,055
• Composite: 34.63/100
• National rank: #5151
• State rank: #396 of 826 in TX

Livability — White Settlement

• Score: 74/100
• State rank: #188
• US rank: #4855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Settlement, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

4 events — show timeline

• 2026-06-09 Listed $99,500 FSBO.com
• 2026-04-13 Sold (Public Records) — Public Records
• 2023-06-02 Sold (Public Records) — Public Records
• 2004-05-12 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,334 · -18.3% YoY. Source: county tax records.