6014 Fern Meadow Rd · Arlington, TX 76017

$185,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 1 Days on market

Built 1985 5,881 sqft lot Est $284k · 35% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME IS A FORECLOSURE. BUYER TO VERIFY ALL MEASUREMENTS AND SCHOOLS. HOME IS AS-IS NO SELLERS DISCLOSURE OR SURVEY. SPLLIT BEDROOMS AND VAULTED CEILING IN LIVING ROOM. COVERED PATIO IN BACKYARD.

Key facts

• Spacious backyard
• Roof replaced
• Conveniently located

Tags

• SPACIOUS BACKYARD
• ROOF REPLACED
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Utilities: City water; City sewer; Concrete; Curbs
• Home design: Single family residence; Residential property; Entry level: One; Subdivision: Green Leaf Add
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1985
• Exterior features: Covered porch(es)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level (approx. 14 x 12); Total of 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: High-speed internet available; 1 living area; 1 dining area; One-level layout; Fireplace with brick surround
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.0% 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: crime F, commute F.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glenn Harmon El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 430 students, 87% FRL) — zoned schools average 87% FRL vs 35% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 50% district-wide (-30 pts) — the specific schools serving this property underperform the Mansfield ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.8%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 27% 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 $185,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.16% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $283,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
945 Tennessee Trl	0.32mi	3/2.0	1,408 (+0%)	1mo	$285,000	$202	84
6111 Maple Leaf Dr	0.11mi	3/2.0	1,546 (+10%)	2mo	$349,990	$226	76
920 Danforth Pl	0.21mi	3/2.0	1,518 (+8%)	0mo	$270,000	$178	76
6115 Meadowside Trl	0.11mi	3/2.0	1,595 (+14%)	1mo	$249,900	$157	72
304 Valley Forge Ln	0.59mi	3/2.0	1,393 (-1%)	1mo	$299,500	$215	70
800 Wyndham Pl	0.34mi	3/2.5	1,496 (+7%)	2mo	$275,000	$184	70
6207 Patriotic Ct	0.43mi	3/2.0	1,301 (-7%)	2mo	$285,000	$219	66
702 W Lynn Creek Dr	0.55mi	3/2.0	1,335 (-5%)	1mo	$269,900	$202	65
950 White Dove Dr	0.52mi	3/2.0	1,318 (-6%)	1mo	$289,400	$220	64
115 Moss Hill Dr	0.35mi	3/2.0	1,588 (+13%)	1mo	$275,000	$173	61
819 Lovingham Dr	0.25mi	3/6.5	1,578 (+12%)	0mo	$249,000	$158	49
508 Valley Mills Dr	0.75mi	3/2.0	1,211 (-14%)	2mo	$285,000	$235	41

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-19,431
• Equity at exit: $27,584

10-year hold

• IRR: -6.8%
• Equity multiple: 0.63×
• Total profit: $-19,190
• Equity at exit: $15,995

Cash invested: $51,800 (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 76017

• Rents YoY: -0.8%
• Active inventory: 205
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$970
• Tax from tax record: −$385 /mo · $4,626/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $262

Break-even live

Break-even rent $1,814

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6014 Hollyleaf Dr Arlington, TX	3.0	2.5	1389	$2,145	$1.54	2d	1	0.11mi
6036 Maple Leaf Dr Arlington, TX	4.0	2.0	1673	$2,000	$1.20	13d	1	0.12mi
916 Ashmount Ln Arlington, TX	3.0	2.0	1185	$1,899	$1.60	44d	1	0.15mi
822 Foxridge Dr Arlington, TX	3.0	2.5	1679	$2,089	$1.24	44d	1	0.17mi
920 Tennessee Trl Arlington, TX	3.0	2.0	1500	$2,095	$1.40	2d	1	0.25mi
6463 Blue Trl Arlington, TX	3.0	2.5	1661	$2,399	$1.44	22d	1	0.26mi
780 Bonnet Trl Arlington, TX	3.0	2.5	1661	$2,350	$1.41	24d	1	0.27mi
911 Pinion Dr Arlington, TX	3.0	2.0	1299	$1,400	$1.08	44d	1	0.28mi
763 Bonnet Trl Arlington, TX	3.0	2.5	1666	$1,200	$0.72	13d	1	0.28mi
5907 Lovingham Ct Unit 5907 Arlington, TX	3.0	2.0	1200	$2,050	$1.71	44d	1	0.28mi
760 Bonnet Trl Arlington, TX	3.0	2.5	1624	$2,349	$1.45	22d	1	0.31mi
816 W Colony Dr Arlington, TX	3.0	2.0	1296	$2,025	$1.56	19d	1	0.31mi
734 Bonnet Trl Arlington, TX	2.0	2.5	1636	$2,199	$1.34	22d	1	0.31mi
746 Bonnet Trl Arlington, TX	2.0	2.0	1416	$2,175	$1.54	24d	1	0.32mi
805 Hillbrooke Dr Arlington, TX	3.0	3.0	1873	$2,200	$1.17	44d	1	0.35mi
6301 Fairlane Dr Arlington, TX	3.0	2.0	1420	$1,900	$1.34	24d	1	0.37mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,966	$1.55	22d	1	0.38mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,900	$1.50	13d	1	0.38mi
1009 Danforth Ct Arlington, TX	3.0	2.0	1436	$2,050	$1.43	3d	1	0.40mi
736 W Colony Dr Arlington, TX	3.0	2.0	1575	$2,070	$1.31	2d	1	0.40mi
863 Valleybrooke Dr Arlington, TX	3.0	2.0	1123	$1,950	$1.74	44d	1	0.41mi
101 Colony Dr Arlington, TX	3.0	2.0	1400	$2,055	$1.47	44d	1	0.43mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	17d	1	0.48mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	4d	1	0.48mi
6406 Mercedes Dr Arlington, TX	3.0	2.0	1495	$2,395	$1.60	44d	1	0.49mi
914 Pierce Arrow Dr Arlington, TX	3.0	2.0	1301	$2,000	$1.54	44d	1	0.49mi
6501 Topaz Dr Arlington, TX	3.0	2.0	1130	$1,995	$1.77	24d	1	0.52mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	13d	1	0.54mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	7d	1	0.54mi
1043 Cheddar Ct Arlington, TX	3.0	2.5	1590	$1,970	$1.24	24d	1	0.56mi
1105 Cloudcrest Ct Arlington, TX	2.0	2.0	1513	$1,700	$1.12	44d	1	0.60mi
325 Angelina Dr Arlington, TX	3.0	2.0	1441	$1,900	$1.32	7d	1	0.60mi
323 Moss Hill Dr Arlington, TX	3.0	2.0	1053	$1,900	$1.80	7d	1	0.61mi
6000 Lavaca Dr Arlington, TX	3.0	2.0	1559	$2,046	$1.31	7d	1	0.62mi
865 W Lynn Creek Dr Arlington, TX	3.0	2.0	1696	$2,050	$1.21	18d	1	0.62mi
327 Moss Hill Dr Arlington, TX	3.0	2.0	1575	$2,079	$1.32	44d	1	0.63mi
6306 Pilgrim Ln Arlington, TX	3.0	2.0	1197	$1,885	$1.57	44d	1	0.64mi
6322 Woolwich Dr Arlington, TX	3.0	2.0	1728	$2,200	$1.27	21d	1	0.64mi
5540 White Dove Dr Arlington, TX	3.0	2.0	1636	$3,350	$2.05	44d	1	0.76mi
805 Greenridge Dr Arlington, TX	3.0	2.0	1361	$2,050	$1.51	20d	1	0.76mi

Listing history 2 events

1. 2026-06-18
   remarks 586-char remark
2. 2026-06-18
   listed $185,000 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: $4,626 · $385/mo
• Projected year-2 tax: $4,626 · $385/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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,747
• − Mortgage interest: −$10,363
• − Property taxes: −$4,626
• − Insurance: −$925
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$5,382
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $3,068/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 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

+105.6% since first listed

9 events — show timeline

• 2026-06-18 Listed $185,000 NTREIS
• 2008-10-07 Sold (MLS) — NTREIS
• 2008-08-19 Listing Removed — NTREIS
• 2008-06-27 Listed $69,900 NTREIS
• 2006-02-03 Sold (Public Records) — Public Records
• 2006-01-31 Sold (MLS) — NTREIS
• 2006-01-02 Listing Removed — NTREIS
• 2005-10-17 Listed $90,000 NTREIS
• 1985-10-11 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,626 · -6.9% YoY. Source: county tax records.