201 N Las Vegas Trl · White Settlement, TX 76108

$135,000

3 bd · 1.0 ba · 790 sqft · SingleFamily public records · 1 Days on market

Built 1945 7,971 sqft lot Est $182k · 26% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.7/10.0
• 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

reflect its need for cosmetic updates and repairs, this property is the perfect blank canvas. Enjoy a great location with easy access to major highways and local employers. Property being sold AS-IS.

Key facts

• 7,971 sq ft lot
• Built 1945

Property features AI

Finance

• Other: Corner parcel (APN provided in records); Directions available to property; Listing is active and offered by ListWithFreedom.com
• Financial info: Listing accepts Cash, Conventional, FHA, USDA and VA loans
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City sewer; City water; Electricity available; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1945; One story
• Construction: Frame construction; Composition roof; Slab foundation
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet flooring
• Bathrooms: One full bathroom
• Interior features: One-level layout; Five total rooms; One living area; One dining area; No listed appliances; Other interior features
• Laundry & utility: No laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.5% 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: amenities D+, employment D+, commute F.
• 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.
• Zoned schools: West El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 552 students, 78% FRL) — zoned schools average 78% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 548 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,000

Questions for the listing agent

1. Built in 1945 — 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: 1.17% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $181,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Lockwood St	0.21mi	2/1.0 (-1)	768 (-3%)	4mo	$155,000	$202	77
521 Crosby Ave	0.42mi	2/1.0 (-1)	768 (-3%)	2mo	$155,000	$202	69
309 Lockwood	0.20mi	2/1.0 (-1)	720 (-9%)	9mo	$150,000	$208	63
8508 Michael St	0.71mi	2/1.0 (-1)	800 (+1%)	4mo	$179,000	$224	56
587 Joy Dr	0.64mi	2/1.0 (-1)	780 (-1%)	11mo	$179,000	$229	54
8429 Hanon Dr	0.42mi	2/1.0 (-1)	864 (+9%)	9mo	$199,000	$230	53
8500 Wyatt	0.66mi	2/1.0 (-1)	736 (-7%)	3mo	$174,900	$238	50
8232 Redonda St	0.69mi	2/1.5 (-1)	756 (-4%)	5mo	$185,000	$245	49
412 Sands Ct	0.47mi	2/1.0 (-1)	695 (-12%)	8mo	$173,500	$250	46
8428 Whitney Dr	0.58mi	2/1.0 (-1)	853 (+8%)	12mo	$209,000	$245	44
705 Hallvale Dr	0.62mi	2/1.5 (-1)	884 (+12%)	8mo	$175,000	$198	37
538 S Redford Ln	0.59mi	2/1.0 (-1)	675 (-15%)	12mo	$159,900	$237	33

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-10,665
• Equity at exit: $20,129

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-6,633
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$708
• Tax from tax record: −$240 /mo · $2,880/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $248

Break-even live

Break-even rent $1,271

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $324	-5% $286	+0% $248	+5% $210	+10% $171
Rent	-10% $123	-5% $185	+0% $248	+5% $310	+10% $373
Rate	-1.0pp $316	-0.5pp $282	base $248	+0.5pp $213	+1.0pp $177

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Donald St Fort Worth, TX	2.0	1.0	1025	$1,450	$1.41	44d	1	0.17mi
101 S Las Vegas Trl Fort Worth, TX	2.0	1.5	1016	$1,250	$1.23	44d	1	0.19mi
108 Allencrest Dr White Settlement, TX	2.0	1.5	1025	$1,325	$1.29	25d	1	0.21mi
212 Lanham Ct Fort Worth, TX	2.0	1.0	1057	$1,350	$1.28	44d	1	0.23mi
112 Allencrest Dr White Settlement, TX	2.0	1.5	1024	$1,350	$1.32	44d	1	0.23mi
9110 Lanham St White Settlement, TX	2.0	1.5	1026	$1,375	$1.34	25d	1	0.23mi
101 West Pl Fort Worth, TX	2.0	1.0	900	$1,395	$1.55	44d	1	0.26mi
9020 Moran St Fort Worth, TX	2.0	1.0	650	$1,225	$1.88	44d	1	0.53mi
300 Meadow Park Dr White Settlement, TX	2.0	1.0	616	$1,100	$1.79	19d	1	0.64mi
9211 Dale Lane Ct Fort Worth, TX	1.0–2.0	1.0–2.0	719	$975	$1.36	44d	1	0.80mi
8117 Foxfire Ln Unit A White Settlement, TX	2.0	2.0	1030	$1,150	$1.12	44d	1	0.82mi
8109 Foxfire Ln Unit C White Settlement, TX	2.0	2.0	1031	$1,195	$1.16	5d	1	0.86mi
8109 Foxfire Ln Unit D White Settlement, TX	2.0	2.0	1100	$1,195	$1.09	22d	1	0.86mi
704 Dale Ln Apt 512 White Settlement, TX	2.0	2.0	1040	$1,370	$1.32	44d	1	0.90mi
704 Dale Ln Unit 2121 White Settlement, TX	2.0	2.0	1112	$1,367	$1.23	3d	1	0.90mi
844 Saddle Rd Fort Worth, TX	3.0	2.0	1055	$1,850	$1.75	19d	1	0.94mi
500 W Loop 820 S Fort Worth, TX	1.0–3.0	1.0–2.0	1082	$2,039	$1.88	44d	11	0.98mi
8508 Quebec Dr Fort Worth, TX	3.0	1.0	936	$1,800	$1.92	19d	1	1.09mi
9801 Plainfield Dr Unit PPD144 Fort Worth, TX	2.0	2.0	889	$1,909	$2.15	25d	1	1.16mi
9801 Plainfield Dr Unit PPD321 Fort Worth, TX	2.0	2.0	889	$2,056	$2.31	44d	1	1.16mi
9801 Plainfield Dr Unit PPD146 Fort Worth, TX	2.0	2.0	889	$1,909	$2.15	44d	1	1.16mi
9801 Plainfield Dr Unit PPD102 Fort Worth, TX	2.0	2.0	889	$2,024	$2.28	44d	1	1.16mi
9801 Plainfield Dr Unit 9812 Fort Worth, TX	2.0	2.0	889	$2,056	$2.31	13d	1	1.16mi
9800 Plainfield Dr Fort Worth, TX	2.0–4.0	2.0–2.5	1309	$2,456	$1.88	1d	98	1.20mi
1300 Jim Wright Fwy Unit 1357 White Settlement, TX	2.0	2.0	1112	$1,440	$1.29	44d	1	1.22mi
1300 Jim Wright Fwy Unit 1337 White Settlement, TX	2.0	2.0	1112	$1,407	$1.27	3d	1	1.22mi
1200 Scenic Vista Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1174	$1,575	$1.34	22d	4	1.27mi
9525 Palladium Way Unit 9582 Fort Worth, TX	2.0	2.0	960	$1,273	$1.33	44d	1	1.33mi
9525 Palladium Way Unit 2121 Fort Worth, TX	2.0	2.0	960	$789	$0.82	3d	1	1.33mi
1823 S Las Vegas Trl Unit 22 White Settlement, TX	2.0	1.0	800	$1,250	$1.56	44d	1	1.37mi
1823 S Las Vegas Trl Unit 22 White Settlement, TX	2.0	1.0	800	$1,250	$1.56	20d	1	1.37mi
8033 Downe Dr Fort Worth, TX	3.0	1.0	1119	$1,650	$1.47	44d	1	1.37mi
1823 S Las Vegas Trl Fort Worth, TX	2.0	2.0	900	$1,360	$1.51	44d	1	1.38mi

Listing history 2 events

1. 2026-06-18
   remarks 199-char remark
2. 2026-06-18
   listed $135,000 Active 1 DOM

ⓘ 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: $2,880 · $240/mo
• Projected year-2 tax: $2,880 · $240/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 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: $19,020
• − Mortgage interest: −$7,562
• − Property taxes: −$2,880
• − Insurance: −$675
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$3,927
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,751/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

2 events — show timeline

• 2026-06-18 Listed $135,000 NTREIS
• 1996-10-17 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,880 · -13.3% YoY. Source: county tax records.