8001 Storie Rd · Arlington, TX 76001

$208,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 61 Days on market

Built 1968 1.08 ac lot $151/sqft · 44% below area Est $369k · 44% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom brick three-bedroom, two-bath home on an acre lot. Pretty area with lots of trees and close to schools and commute. Sold completely as-is. Seller will not respond to offers until 3-30-26.

Key facts

• Lots of trees
• Close to schools
• Close to commute

Tags

• ACRE LOT
• CLOSE TO SCHOOLS
• CLOSE TO COMMUTE
• LOTS OF TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $196k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (-0.3%/yr); 146 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 61 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $368,814
• List price: $208,000
• Delta: -43.60%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8120 Storie Rd	0.31mi	3/2.0	1,269 (-8%)	14mo	$350,000	$276	60

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-29,784
• Equity at exit: $31,013

10-year hold

• IRR: -12.6%
• Equity multiple: 0.37×
• Total profit: $-36,949
• Equity at exit: $17,984

Cash invested: $58,240 (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 76001

• Home prices YoY: -8.6%
• Rents YoY: -0.3%
• Active inventory: 146
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$373 /mo · $4,475/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $160

Break-even live

Break-even rent $1,962

Max offer price $208,000

Occupancy floor 88%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Turner Warnell Rd Unit 2003 Mansfield, TX	2.0	2.0	1111	$2,799	$2.52	24d	1	1.08mi
5408 Farah Pl Mansfield, TX	3.0	2.0	1300	$1,675	$1.29	43d	1	1.12mi
5345 Newt Patterson Rd Mansfield, TX	3.0	2.0	1350	$1,595	$1.18	17d	1	1.15mi
1426 Piedmont Dr Mansfield, TX	3.0	2.5	1298	$1,895	$1.46	24d	1	1.18mi
2805 Yorkfield Ct Arlington, TX	3.0	2.0	1703	$2,150	$1.26	43d	1	1.21mi
1404 Piedmont Dr Mansfield, TX	3.0	2.0	1225	$1,945	$1.59	24d	1	1.24mi
2811 Ravens Ct Arlington, TX	3.0	2.0	1651	$2,300	$1.39	19d	1	1.25mi
2706 Monthaven Dr Arlington, TX	3.0	2.0	1619	$2,100	$1.30	24d	1	1.30mi
2305 Wood River Pkwy Mansfield, TX	3.0	2.0	1268	$1,895	$1.49	24d	1	1.35mi
1301 Piedmont Dr Mansfield, TX	3.0	2.5	1298	$1,945	$1.50	43d	1	1.37mi
2304 Wood River Pkwy Mansfield, TX	3.0	2.5	1298	$1,895	$1.46	24d	1	1.39mi

Listing history 2 events

1. 2026-05-19
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Custom brick three-bedroom, two-bath home on an acre lot. Pretty area with lots of trees and close to schools and commute. Sold completely as-is. Seller will not respond to offers until 3-30-26.

2. 2026-03-18
   listed $208,000 Active 195-char remark

   Show marketing remark (195 chars)

   Custom brick three-bedroom, two-bath home on an acre lot. Pretty area with lots of trees and close to schools and commute. Sold completely as-is. Seller will not respond to offers until 3-30-26.

ⓘ 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: $4,475 · $373/mo
• Projected year-2 tax: $4,475 · $373/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $25,973
• − Mortgage interest: −$11,651
• − Property taxes: −$4,475
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$6,051
• Taxable loss: −$1,400
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $2,251/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): 38,913
• Household income: $105,311
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 965.0

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 23% Hispanic / Latino 19% Two or more races 8% Asian 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Armenian 4% Slovak 2% Italian 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 11% Arabic 5% Vietnamese 3%

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: ▼ -24.90%
• Current HPI: 264.5117
• Rent YoY: ▼ -0.26%
• 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

• 2026-05-19 Pending — NTREIS
• 2026-03-18 Listed $208,000 NTREIS

Property tax history

+3.7%/yr

Latest (2025): $4,475 · +20.6% YoY. Source: county tax records.