1010 Cheddar Ct · Arlington, TX 76017

$240,000

3 bd · 3.0 ba · 1,470 sqft · Townhouse public records · 156 Days on market

Built 1997 4,465 sqft lot Est $240k · at est.

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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).

• Cash flow +12.0/30.0
• ARV discount +7.4/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impeccably well kept half duplex in Mansfield I. S. D. , this one won't last long! With a rare floor plan consisting of 3 beds and 3 full baths, open concept kitchen, dining, and living, and large backyard complete with storage building, this home is a must see! Call to schedule your showing today!

Key facts

• Cul de sac setting
• Close to parks
• Close to schools

Tags

• LOW MAINTENANCE BACKYARD
• CUL DE SAC SETTING
• STORAGE SHED
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO KEY COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (12.8% below list).
• Recommended offer: $209k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 22d 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 $2k of loan paydown is wiped out by about $7k 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 156 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $209,361 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $239,610
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Cheddar Ct	0.00mi	3/3.0	1,470 (0%)	1mo	$240,000	$163	99
5811 Timbercrest Dr	0.17mi	3/2.0	1,401 (-5%)	14mo	$255,000	$182	69
5401 Whisper Glen Dr	0.59mi	3/2.5	1,344 (-9%)	7mo	$200,000	$149	50

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-48,733
• Equity at exit: $35,785

10-year hold

• IRR: -25.0%
• Equity multiple: -0.05×
• Total profit: $-70,740
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$355 /mo · $4,255/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-59

Break-even live

Break-even rent $2,169

Max offer price $229,537

Occupancy floor 98%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Danforth Ct Arlington, TX	3.0	2.0	1436	$2,050	$1.43	3d	1	0.06mi
1043 Cheddar Ct Arlington, TX	3.0	2.5	1590	$1,970	$1.24	24d	1	0.11mi
1105 Cloudcrest Ct Arlington, TX	2.0	2.0	1513	$1,700	$1.12	43d	1	0.18mi
911 Pinion Dr Arlington, TX	3.0	2.0	1299	$1,400	$1.08	43d	1	0.23mi
920 Tennessee Trl Arlington, TX	3.0	2.0	1500	$2,095	$1.40	2d	1	0.33mi
916 Ashmount Ln Arlington, TX	3.0	2.0	1185	$1,899	$1.60	43d	1	0.33mi
5901 Valleycreek Ln Arlington, TX	1.0–2.0	1.0–2.0	838	$1,764	$2.11	2d	29	0.37mi
5907 Valleycreek Ln Arlington, TX	2.0	2.0	976	$1,450	$1.49	43d	1	0.38mi
5540 White Dove Dr Arlington, TX	3.0	2.0	1636	$3,350	$2.05	43d	1	0.40mi
6036 Maple Leaf Dr Arlington, TX	4.0	2.0	1673	$2,000	$1.20	12d	1	0.41mi
822 Foxridge Dr Arlington, TX	3.0	2.5	1679	$2,089	$1.24	43d	1	0.44mi
5516 White Dove Dr Arlington, TX	3.0	2.0	1672	$2,106	$1.26	22d	1	0.47mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,900	$1.50	12d	1	0.49mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,966	$1.55	22d	1	0.49mi
5501 White Dove Dr Arlington, TX	3.0	2.0	1455	$1,950	$1.34	24d	1	0.50mi
6301 Fairlane Dr Arlington, TX	3.0	2.0	1420	$1,900	$1.34	24d	1	0.51mi
5821 Mansfield Rd Arlington, TX	2.0	1.5	917	$1,400	$1.53	24d	1	0.54mi
5821 Mansfield Rd Arlington, TX	2.0	1.0	917	$1,400	$1.53	22d	1	0.54mi
6014 Hollyleaf Dr Arlington, TX	3.0	2.5	1389	$2,145	$1.54	2d	1	0.56mi
6322 Woolwich Dr Arlington, TX	3.0	2.0	1728	$2,200	$1.27	20d	1	0.56mi
6406 Mercedes Dr Arlington, TX	3.0	2.0	1495	$2,395	$1.60	43d	1	0.58mi
5907 Lovingham Ct Unit 5907 Arlington, TX	3.0	2.0	1200	$2,050	$1.71	43d	1	0.61mi
805 Hillbrooke Dr Arlington, TX	3.0	3.0	1873	$2,200	$1.17	43d	1	0.63mi
914 Pierce Arrow Dr Arlington, TX	3.0	2.0	1301	$2,000	$1.54	43d	1	0.64mi
780 Bonnet Trl Arlington, TX	3.0	2.5	1661	$2,350	$1.41	24d	1	0.68mi
863 Valleybrooke Dr Arlington, TX	3.0	2.0	1123	$1,950	$1.74	43d	1	0.68mi
6463 Blue Trl Arlington, TX	3.0	2.5	1661	$2,399	$1.44	22d	1	0.69mi
6501 Topaz Dr Arlington, TX	3.0	2.0	1130	$1,995	$1.77	24d	1	0.69mi
816 W Colony Dr Arlington, TX	3.0	2.0	1296	$2,025	$1.56	18d	1	0.69mi
763 Bonnet Trl Arlington, TX	3.0	2.5	1666	$1,200	$0.72	12d	1	0.70mi
1802 Wimbledon Oaks Ln Arlington, TX	1.0–2.0	1.0–2.0	870	$1,908	$2.19	1d	23	0.71mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	7d	1	0.72mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	12d	1	0.72mi
760 Bonnet Trl Arlington, TX	3.0	2.5	1624	$2,349	$1.45	22d	1	0.72mi
746 Bonnet Trl Arlington, TX	2.0	2.0	1416	$2,175	$1.54	24d	1	0.75mi
734 Bonnet Trl Arlington, TX	2.0	2.5	1636	$2,199	$1.34	22d	1	0.76mi
805 Greenridge Dr Arlington, TX	3.0	2.0	1361	$2,050	$1.51	19d	1	0.76mi
2127 Chapel Downs Dr Arlington, TX	3.0	2.0	1480	$1,115	$0.75	24d	1	0.77mi
1003 Prado Real Dr Arlington, TX	3.0	2.0	1446	$2,391	$1.65	7d	1	0.78mi
736 W Colony Dr Arlington, TX	3.0	2.0	1575	$2,070	$1.31	2d	1	0.79mi

Listing history 19 events

1. 2026-04-12
   status Pending
2. 2026-04-01
   historical Active Option Contract
3. 2026-03-24
   price $240,000
4. 2026-03-04
   price $249,999
5. 2026-01-31
   price $254,999
6. 2025-11-07
   listed $260,000 Active
7. 2015-01-27
   soldstatus
8. 2015-01-23
   soldstatus Sold 299-char remark

   Show marketing remark (299 chars)

   Impeccably well kept half duplex in Mansfield I. S. D. , this one won't last long! With a rare floor plan consisting of 3 beds and 3 full baths, open concept kitchen, dining, and living, and large backyard complete with storage building, this home is a must see! Call to schedule your showing today!

9. 2014-12-23
   status Pending 299-char remark

   Show marketing remark (299 chars)

   Impeccably well kept half duplex in Mansfield I. S. D. , this one won't last long! With a rare floor plan consisting of 3 beds and 3 full baths, open concept kitchen, dining, and living, and large backyard complete with storage building, this home is a must see! Call to schedule your showing today!

10. 2014-12-10
    historical Active Option Contract 299-char remark

    Show marketing remark (299 chars)

    Impeccably well kept half duplex in Mansfield I. S. D. , this one won't last long! With a rare floor plan consisting of 3 beds and 3 full baths, open concept kitchen, dining, and living, and large backyard complete with storage building, this home is a must see! Call to schedule your showing today!

11. 2014-12-03
    listed $110,000 Active 299-char remark

    Show marketing remark (299 chars)

    Impeccably well kept half duplex in Mansfield I. S. D. , this one won't last long! With a rare floor plan consisting of 3 beds and 3 full baths, open concept kitchen, dining, and living, and large backyard complete with storage building, this home is a must see! Call to schedule your showing today!

12. 2007-07-17
    soldstatus
13. 2007-07-10
    soldstatus 282-char remark

    Show marketing remark (282 chars)

    Property has been remodeled. Great for first time buyer. New paint inside and outside. New carpet. Updated kitchen with $1,000.00 towards appliances and owner will give $1,000.00 toward closing cost. Storage Building. Mansfield school district and close to highway for easy commute.

14. 2007-06-14
    historical 282-char remark

    Show marketing remark (282 chars)

    Property has been remodeled. Great for first time buyer. New paint inside and outside. New carpet. Updated kitchen with $1,000.00 towards appliances and owner will give $1,000.00 toward closing cost. Storage Building. Mansfield school district and close to highway for easy commute.

15. 2007-05-21
    listed $93,500 282-char remark

    Show marketing remark (282 chars)

    Property has been remodeled. Great for first time buyer. New paint inside and outside. New carpet. Updated kitchen with $1,000.00 towards appliances and owner will give $1,000.00 toward closing cost. Storage Building. Mansfield school district and close to highway for easy commute.

16. 2007-02-26
    soldstatus
17. 2006-12-04
    historical
18. 2006-11-09
    listed $66,900
19. 1998-05-12
    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: $4,255 · $355/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$137/yr (+$11/mo · 3.2%)

ⓘ 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 ≥110°F today · 23 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: $25,123
• − Mortgage interest: −$13,444
• − Property taxes: −$4,255
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$6,982
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $436/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

+258.7% since first listed

19 events — show timeline

• 2026-04-12 Pending — NTREIS
• 2026-04-01 Contingent — NTREIS
• 2026-03-24 Price Changed $240,000 NTREIS
• 2026-03-04 Price Changed $249,999 NTREIS
• 2026-01-31 Price Changed $254,999 NTREIS
• 2025-11-07 Listed $260,000 NTREIS
• 2015-01-27 Sold (Public Records) — Public Records
• 2015-01-23 Sold (MLS) — NTREIS
• 2014-12-23 Pending — NTREIS
• 2014-12-10 Contingent — NTREIS
• 2014-12-03 Listed $110,000 NTREIS
• 2007-07-17 Sold (Public Records) — Public Records
• 2007-07-10 Sold (MLS) — NTREIS
• 2007-06-14 Listing Removed — NTREIS
• 2007-05-21 Listed $93,500 NTREIS
• 2007-02-26 Sold (MLS) — NTREIS
• 2006-12-04 Listing Removed — NTREIS
• 2006-11-09 Listed $66,900 NTREIS
• 1998-05-12 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,255 · -11.8% YoY. Source: county tax records.