9608 Verite St · Saginaw, TX 76179

$261,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 16 Days on market

Built 2025 Good condition 4,792 sqft lot Est $262k · at est. $42/mo HOA · 2% of rent

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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 +11.1/30.0
• ARV discount +7.6/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Lennar's Idlewood Floor Plan

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association; HOA fees collected annually; Association covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage (garage faces rear, 2-car single door); 2 covered parking spaces
• Security: Burglar alarm; Carbon monoxide detector(s); Fire alarm; Prewired; Smoke detector(s)
• Utilities: City water; City sewer; Concrete drive/streets; Curbs and sidewalks; Not in a municipal utility district; Energy-efficient features including attic insulation, insulation, low-flow commode, rain/freeze sensors, and efficient windows
• Home design: Single-family residence; One-story; New construction (incomplete; year built 2025); Not attached to other units; Deed restrictions
• Construction: Brick and fiber cement exterior; Composition roof; Slab foundation; Year built 2025 (new construction - incomplete)
• Exterior features: Covered porch(es); Wood fencing; Landscaped, interior lot; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Built-in cabinets; Eat-in kitchen; Kitchen island; Natural stone/granite countertops; Walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High-speed internet available; Walk-in closet(s); Other
• Laundry & utility: Washer/dryer hookups (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (15.6% below list).
• Recommended offer: $221k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Saginaw — 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 76/100 on livability (#112 in TX, #3,623 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Mountain El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 507 students, 19% FRL) — zoned schools average 19% FRL vs 36% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 1050 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $8k 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 16 days — a 2% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,244 (15.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $262,446
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Hampshire St	0.25mi	4/2.0 (+1)	1,376 (-2%)	2mo	$290,000	$211	78
400 Blue Ridge Trl	0.53mi	3/2.0	1,335 (-5%)	3mo	$268,000	$201	64
425 Ridgecrest Dr	0.66mi	3/2.0	1,388 (-2%)	5mo	$265,000	$191	62
221 Asbury Dr	0.66mi	3/2.0	1,367 (-3%)	3mo	$274,900	$201	61
604 Pinto Ln	0.60mi	4/2.0 (+1)	1,468 (+4%)	0mo	$249,900	$170	60
516 Bailey St	0.50mi	3/2.0	1,524 (+8%)	8mo	$265,000	$174	56
308 Thompson Ct	0.54mi	3/2.0	1,217 (-14%)	2mo	$264,900	$218	50
501 Nathan St	0.57mi	3/2.0	1,584 (+12%)	3mo	$265,000	$167	50
221 Spring Hollow Dr	0.41mi	4/2.0 (+1)	1,609 (+14%)	7mo	$299,999	$186	46
363 Mustang Dr	0.73mi	3/2.0	1,246 (-12%)	4mo	$225,000	$181	42
241 Pimlico Way	0.52mi	4/2.0 (+1)	1,596 (+13%)	9mo	$270,000	$169	42
137 Blue Wood Dr	0.72mi	3/2.0	1,566 (+11%)	9mo	$290,000	$185	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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-52,338
• Equity at exit: $39,065

10-year hold

• IRR: -18.0%
• Equity multiple: 0.09×
• Total profit: $-66,944
• Equity at exit: $22,653

Cash invested: $73,360 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1050
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$327 /mo · $3,930/yr
• Insurance: −$109
• HOA: −$42
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-105

Break-even live

Break-even rent $2,345

Max offer price $246,837

Occupancy floor 100%

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Worthy St Saginaw, TX	3.0	1.0	1648	$1,835	$1.11	24d	1	0.33mi
157 Spring Hollow Dr Fort Worth, TX	4.0	2.0	1737	$2,249	$1.29	2d	1	0.37mi
217 Palomino Dr Saginaw, TX	4.0	2.0	1795	$2,000	$1.11	18d	1	0.50mi
508 Alex St Saginaw, TX	3.0	2.0	1496	$1,900	$1.27	7d	1	0.51mi
520 Bailey St Saginaw, TX	4.0	2.0	1867	$2,080	$1.11	22d	1	0.53mi
100 Creek Terrace Dr Fort Worth, TX	3.0	2.0	1814	$2,280	$1.26	24d	1	0.55mi
144 Creek Terrace Dr Saginaw, TX	3.0	2.0	1813	$2,195	$1.21	11d	1	0.58mi
125 Cambridge Dr Unit 4 Saginaw, TX	3.0	2.0	1044	$1,495	$1.43	24d	1	0.58mi
317 Taylor St Saginaw, TX	3.0	2.0	1632	$1,985	$1.22	2d	1	0.60mi
820 W McLeroy Blvd Unit 2020 Saginaw, TX	2.0	1.0	1048	$3,495	$3.33	1d	1	0.74mi
404 Asbury Dr Saginaw, TX	3.0	2.0	1166	$1,545	$1.33	24d	1	0.77mi
701 N Saginaw Blvd Saginaw, TX	1.0–2.0	1.0–2.0	1024	$2,326	$2.27	2d	21	0.80mi
512 Stallion Ln Saginaw, TX	4.0	2.0	1538	$2,050	$1.33	18d	1	0.89mi
524 Buckstone Dr Saginaw, TX	3.0	2.0	1355	$1,975	$1.46	5d	1	0.99mi
632 Condor Trl Fort Worth, TX	3.0	2.0	1658	$2,095	$1.26	7d	1	1.03mi
915 Santa Fe Dr Saginaw, TX	4.0	2.0	1744	$8,950	$5.13	24d	1	1.14mi
912 Fenway Ln Saginaw, TX	3.0	2.0	1627	$2,000	$1.23	24d	1	1.19mi
912 Fenway Ln Saginaw, TX	3.0	2.0	1627	$2,000	$1.23	17d	1	1.19mi
853 Atchison Dr Saginaw, TX	4.0	2.0	1748	$2,100	$1.20	24d	1	1.22mi
102 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	16d	1	1.22mi
1024 Green Ridge Ter Saginaw, TX	3.0	2.0	1588	$2,075	$1.31	6d	1	1.22mi
101 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,299	$1.54	6d	1	1.23mi
1040 Hillwood Dr Saginaw, TX	3.0	2.0	1853	$1,995	$1.08	6d	1	1.24mi
206 Wingfield Rd Saginaw, TX	4.0	3.0	1865	$2,649	$1.42	6d	1	1.24mi
106 Cherwell Ct Saginaw, TX	3.0	2.5	1667	$2,489	$1.49	6d	1	1.24mi
110 Cherwell Ct Saginaw, TX	4.0	3.0	1865	$2,599	$1.39	12d	1	1.24mi
948 Fenway Ln Saginaw, TX	3.0	2.0	1563	$2,025	$1.30	24d	1	1.25mi
101 Canterbury Dr Saginaw, TX	4.0	2.0	1866	$2,191	$1.17	12d	1	1.25mi
209 Wingfield Rd Saginaw, TX	4.0	3.0	1865	$2,649	$1.42	6d	1	1.26mi
109 Cherwell Ct Saginaw, TX	4.0	3.0	1865	$2,599	$1.39	12d	1	1.26mi
202 Hockliffe Ct Saginaw, TX	4.0	3.0	1865	$2,559	$1.37	12d	1	1.27mi
110 Kimberly Ct Saginaw, TX	4.0	3.0	1865	$2,549	$1.37	22d	1	1.27mi
205 Hockliffe Ct Saginaw, TX	3.0	2.5	1667	$2,449	$1.47	6d	1	1.29mi
421 Commonwealth Dr Fort Worth, TX	3.0	2.0	1699	$2,250	$1.32	5d	1	1.29mi
109 Kimberly Ct Saginaw, TX	4.0	3.0	1865	$2,579	$1.38	22d	1	1.29mi
206 Hardwick Dr Saginaw, TX	3.0–4.0	2.5–3.0	1747	$2,299	$1.32	5d	1	1.29mi
306 Yorkshire Ct Saginaw, TX	3.0	2.5	1667	$2,459	$1.48	6d	1	1.32mi
1080 West Hills Ter Fort Worth, TX	3.0	2.0	1617	$1,850	$1.14	12d	1	1.34mi
1080 West Hills Ter Fort Worth, TX	3.0	2.0	1617	$1,850	$1.14	24d	1	1.34mi
1016 Silver Spur Ln Fort Worth, TX	3.0	2.0	1789	$2,100	$1.17	12d	1	1.34mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 4 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   price $261,999
3. 2026-04-23
   price $284,999
4. 2026-04-23
   listed $250,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,549
• − Mortgage interest: −$14,676
• − Property taxes: −$3,930
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − HOA: −$504
• − Depreciation: −$7,622
• Taxable loss: −$5,740
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $120/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a clean exterior and well-maintained landscaping. Minor updates such as painting and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 of 826 in TX

Livability — Saginaw

• Score: 76/100
• State rank: #112
• US rank: #3623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saginaw, TX
• County: Tarrant County · 2,033,669 people
• City population: 56,322
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

+4.4% since first listed

4 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-05-06 Price Changed $261,999 NTREIS
• 2026-04-23 Price Changed $284,999 NTREIS
• 2026-04-23 Listed $250,999 NTREIS