1107 Rimcrest Dr · Arlington, TX 76017

$199,000

3 bd · 2.0 ba · 1,386 sqft · Townhouse public records · 76 Days on market

Built 1987 4,835 sqft lot $144/sqft · 13% below area Est $230k · 13% 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 +14.7/30.0
• ARV discount +13.5/15.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• 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

Half duplex with 3 bedrooms and 2 baths. Needs work. Large living room with vaulted ceiling and wood burning fireplace. Kitchen, dining and living room are open. Kitchen has breakfast bar. Split bedrooms for some privacy with a courtyard off the master suite.

Key facts

• Vaulted ceiling
• Large living room
• Split bedrooms

Tags

• LARGE LIVING ROOM
• VAULTED CEILING
• WOOD BURNING FIREPLACE
• BREAKFAST BAR
• SPLIT BEDROOMS
• COURTYARD OFF MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $53 ($633/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: schools D+, 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.
• 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 24d 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

• It's been on market 76 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 2.8% of price.
• 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 8.0

CMA / ARV

• ARV (median comp): $229,568
• List price: $199,000
• Delta: -13.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5811 Timbercrest Dr	0.05mi	3/2.0	1,401 (+1%)	14mo	$255,000	$182	84
1010 Cheddar Ct	0.21mi	3/3.0	1,470 (+6%)	1mo	$240,000	$163	75
1008 Tennessee Trl	0.24mi	2/1.5 (-1)	1,242 (-10%)	2mo	$209,499	$169	63
5401 Whisper Glen Dr	0.53mi	3/2.5	1,344 (-3%)	7mo	$200,000	$149	62
5925 Timbercrest Dr	0.21mi	2/2.0 (-1)	1,180 (-15%)	9mo	$200,000	$169	53
5900 Baroncrest Dr	0.14mi	2/2.0 (-1)	1,180 (-15%)	20mo	$225,000	$191	47

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: -18.4%
• Equity multiple: 0.38×
• Total profit: $-34,814
• Equity at exit: $29,672

10-year hold

• IRR: -19.6%
• Equity multiple: 0.12×
• Total profit: $-48,867
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$463 /mo · $5,554/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $53

Break-even live

Break-even rent $2,012

Max offer price $199,000

Occupancy floor 92%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1043 Cheddar Ct Arlington, TX	3.0	2.5	1590	$1,970	$1.24	24d	1	0.12mi
1105 Cloudcrest Ct Arlington, TX	2.0	2.0	1513	$1,700	$1.12	43d	1	0.19mi
5901 Valleycreek Ln Arlington, TX	1.0–2.0	1.0–2.0	838	$1,764	$2.11	2d	29	0.20mi
5907 Valleycreek Ln Arlington, TX	2.0	2.0	976	$1,450	$1.49	43d	1	0.22mi
1009 Danforth Ct Arlington, TX	3.0	2.0	1436	$2,050	$1.43	2d	1	0.28mi
5540 White Dove Dr Arlington, TX	3.0	2.0	1636	$3,350	$2.05	43d	1	0.28mi
5821 Mansfield Rd Arlington, TX	2.0	1.5	917	$1,400	$1.53	24d	1	0.33mi
5821 Mansfield Rd Arlington, TX	2.0	1.0	917	$1,400	$1.53	21d	1	0.33mi
5516 White Dove Dr Arlington, TX	3.0	2.0	1672	$2,106	$1.26	21d	1	0.35mi
5501 White Dove Dr Arlington, TX	3.0	2.0	1455	$1,950	$1.34	24d	1	0.39mi
911 Pinion Dr Arlington, TX	3.0	2.0	1299	$1,400	$1.08	43d	1	0.45mi
920 Tennessee Trl Arlington, TX	3.0	2.0	1500	$2,095	$1.40	1d	1	0.51mi
916 Ashmount Ln Arlington, TX	3.0	2.0	1185	$1,899	$1.60	43d	1	0.54mi
1802 Wimbledon Oaks Ln Arlington, TX	1.0–2.0	1.0–2.0	870	$1,908	$2.19	1d	23	0.55mi
2127 Chapel Downs Dr Arlington, TX	3.0	2.0	1480	$1,115	$0.75	24d	1	0.62mi
6036 Maple Leaf Dr Arlington, TX	4.0	2.0	1673	$2,000	$1.20	12d	1	0.63mi
1003 Prado Real Dr Arlington, TX	3.0	2.0	1446	$2,391	$1.65	7d	1	0.64mi
822 Foxridge Dr Arlington, TX	3.0	2.5	1679	$2,089	$1.24	43d	1	0.64mi
2132 Turf Club Dr Arlington, TX	3.0	2.0	1622	$2,250	$1.39	3d	1	0.67mi
6322 Woolwich Dr Arlington, TX	3.0	2.0	1728	$2,200	$1.27	20d	1	0.68mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,966	$1.55	21d	1	0.69mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,900	$1.50	12d	1	0.69mi
2127 Reverchon Dr Arlington, TX	3.0	2.0	1542	$2,150	$1.39	12d	1	0.70mi
6301 Fairlane Dr Arlington, TX	3.0	2.0	1420	$1,900	$1.34	24d	1	0.71mi
2122 Rainwood Ct Arlington, TX	3.0	2.0	1661	$2,300	$1.38	43d	1	0.73mi
1224 Deuce Dr Arlington, TX	1.0–2.0	1.0–2.0	743	$1,475	$1.98	24d	3	0.76mi
6406 Mercedes Dr Arlington, TX	3.0	2.0	1495	$2,395	$1.60	43d	1	0.76mi
6014 Hollyleaf Dr Arlington, TX	3.0	2.5	1389	$2,145	$1.54	1d	1	0.77mi
5907 Lovingham Ct Unit 5907 Arlington, TX	3.0	2.0	1200	$2,050	$1.71	43d	1	0.80mi
2239 Turf Club Dr Arlington, TX	3.0	2.5	1635	$2,300	$1.41	18d	1	0.80mi
805 Greenridge Dr Arlington, TX	3.0	2.0	1361	$2,050	$1.51	19d	1	0.81mi
914 Pierce Arrow Dr Arlington, TX	3.0	2.0	1301	$2,000	$1.54	43d	1	0.83mi
805 Hillbrooke Dr Arlington, TX	3.0	3.0	1873	$2,200	$1.17	43d	1	0.84mi
6501 Topaz Dr Arlington, TX	3.0	2.0	1130	$1,995	$1.77	24d	1	0.88mi
863 Valleybrooke Dr Arlington, TX	3.0	2.0	1123	$1,950	$1.74	43d	1	0.89mi
780 Bonnet Trl Arlington, TX	3.0	2.5	1661	$2,350	$1.41	24d	1	0.90mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	12d	1	0.91mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	7d	1	0.91mi
816 W Colony Dr Arlington, TX	3.0	2.0	1296	$2,025	$1.56	18d	1	0.91mi
6463 Blue Trl Arlington, TX	3.0	2.5	1661	$2,399	$1.44	21d	1	0.91mi

Listing history 29 events

1. 2026-06-18
   days on market $199,000 Active 76 DOM
2. 2026-06-17
   days on market $199,000 Active 75 DOM
3. 2026-06-16
   days on market $199,000 Active 74 DOM
4. 2026-06-15
   days on market $199,000 Active 73 DOM
5. 2026-06-13
   days on market $199,000 Active 71 DOM
6. 2026-06-13
   days on market $199,000 Active 70 DOM
7. 2026-06-09
   days on market $199,000 Active 67 DOM
8. 2026-06-08
   days on market $199,000 Active 66 DOM
9. 2026-06-07
   days on market $199,000 Active 65 DOM
10. 2026-06-04
    days on market $199,000 Active 62 DOM
11. 2026-06-03
    days on market $199,000 Active 61 DOM
12. 2026-06-02
    days on market $199,000 Active 60 DOM
13. 2026-06-01
    days on market $199,000 Active 59 DOM
14. 2026-05-31
    days on market $199,000 Active 58 DOM
15. 2026-04-03
    listed $199,000 Active 259-char remark

    Show marketing remark (259 chars)

    Half duplex with 3 bedrooms and 2 baths. Needs work. Large living room with vaulted ceiling and wood burning fireplace. Kitchen, dining and living room are open. Kitchen has breakfast bar. Split bedrooms for some privacy with a courtyard off the master suite.

16. 2018-06-15
    soldstatus
17. 2018-06-14
    soldstatus Sold 528-char remark

    Show marketing remark (528 chars)

    Multiple offers. Highest and best due by 5:00 PM Saturday, May 12, 2018. Nice, well kept, 3 bed room, 2 bath duplex located conveniently between Cooper and Matlock in the south Arlington area. Warm and inviting this home features a large living room with a vaulted ceiling and a wood burning fireplace. The living room is open to a nice size dining area. The kitchen features a breakfast bar and looks out on to the dining and living areas. The bedrooms are split for privacy. There is a private patio off of the master bedroom.

18. 2018-05-23
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Multiple offers. Highest and best due by 5:00 PM Saturday, May 12, 2018. Nice, well kept, 3 bed room, 2 bath duplex located conveniently between Cooper and Matlock in the south Arlington area. Warm and inviting this home features a large living room with a vaulted ceiling and a wood burning fireplace. The living room is open to a nice size dining area. The kitchen features a breakfast bar and looks out on to the dining and living areas. The bedrooms are split for privacy. There is a private patio off of the master bedroom.

19. 2018-05-13
    historical Active Option Contract 528-char remark

    Show marketing remark (528 chars)

    Multiple offers. Highest and best due by 5:00 PM Saturday, May 12, 2018. Nice, well kept, 3 bed room, 2 bath duplex located conveniently between Cooper and Matlock in the south Arlington area. Warm and inviting this home features a large living room with a vaulted ceiling and a wood burning fireplace. The living room is open to a nice size dining area. The kitchen features a breakfast bar and looks out on to the dining and living areas. The bedrooms are split for privacy. There is a private patio off of the master bedroom.

20. 2018-05-09
    listed $135,000 Active 528-char remark

    Show marketing remark (528 chars)

    Multiple offers. Highest and best due by 5:00 PM Saturday, May 12, 2018. Nice, well kept, 3 bed room, 2 bath duplex located conveniently between Cooper and Matlock in the south Arlington area. Warm and inviting this home features a large living room with a vaulted ceiling and a wood burning fireplace. The living room is open to a nice size dining area. The kitchen features a breakfast bar and looks out on to the dining and living areas. The bedrooms are split for privacy. There is a private patio off of the master bedroom.

21. 2012-11-16
    soldstatus Closed
22. 2012-10-20
    status Pending
23. 2012-09-21
    listed $55,000 Active
24. 2007-07-17
    soldstatus
25. 2007-06-27
    soldstatus
26. 2007-05-27
    historical
27. 2007-04-19
    listed $84,900
28. 2002-02-19
    soldstatus
29. 1992-05-06
    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: $5,554 · $463/mo
• Projected year-2 tax: $5,554 · $463/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 ≥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: $24,943
• − Mortgage interest: −$11,147
• − Property taxes: −$5,554
• − Insurance: −$995
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$5,789
• Taxable loss: −$2,533
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $1,241/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

+134.4% since first listed

15 events — show timeline

• 2026-04-03 Listed $199,000 NTREIS
• 2018-06-15 Sold (Public Records) — Public Records
• 2018-06-14 Sold (MLS) — NTREIS
• 2018-05-23 Pending — NTREIS
• 2018-05-13 Contingent — NTREIS
• 2018-05-09 Listed $135,000 NTREIS
• 2012-11-16 Sold (MLS) — NTREIS
• 2012-10-20 Pending — NTREIS
• 2012-09-21 Listed $55,000 NTREIS
• 2007-07-17 Sold (Public Records) — Public Records
• 2007-06-27 Sold (MLS) — NTREIS
• 2007-05-27 Listing Removed — NTREIS
• 2007-04-19 Listed $84,900 NTREIS
• 2002-02-19 Sold (Public Records) — Public Records
• 1992-05-06 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $5,554 · +10.6% YoY. Source: county tax records.