756-752 Stribling Cir · Azle, TX 76020

$350,000

3 bd · 2.0 ba · 1,191 sqft · MultiFamily public records · 20 Days on market

Built 2003 5,401 sqft lot $294/sqft · 104% above area Est $342k · at est.

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Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +6.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Maximize your portfolio with this turnkey full duplex in the heart of Azle. Both units feature a spacious 3-bedroom, 2-bathroom, 2-car garage layout with identical high-quality finishes and neutral palettes throughout. The heart of each home is a 16x12 family room boasting vaulted ceilings and durable LVP flooring—perfect for low-maintenance property management. The open-concept kitchen and breakfast area offer ample storage and a walk-in pantry, while the primary suites serve as a true retreat with private baths and generous walk-in closets. Outside, tenants enjoy expansive fenced backyards and a covered porch. New roof was installed May 12. Located just steps from Shady Grove Park, jogging trails, and Eagle Mountain Lake, this property offers the lifestyle amenities that ensure high tenant demand and long-term retention.

Key facts

• Open-concept kitchen
• Vaulted ceilings
• Turnkey full duplex

Tags

• TURNKEY FULL DUPLEX
• SPACIOUS FAMILY ROOM
• VAULTED CEILINGS
• DURABLE LVP FLOORING
• OPEN-CONCEPT KITCHEN
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $418/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.1% in Azle — 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 72/100 on livability (#267 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools C-, health & safety D+, amenities F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 591 active listings in the ZIP; 15 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).
• At $4,364/mo this rent would consume 60% of the median local household income ($87k/yr) (locally 433% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: 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 $344,750 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $342,392
• List price: $350,000
• Delta: 2.22%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $20,023
• Equity at exit: $52,186

10-year hold

• IRR: 14.1%
• Equity multiple: 2.10×
• Total profit: $107,746
• Equity at exit: $30,262

Cash invested: $98,000 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 591
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $4,364 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $1,253

Break-even live

Break-even rent $2,778

Max offer price $350,000

Occupancy floor 66%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,365
Total (3 units)			$4,364

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Stribling Cir Azle, TX	3.0	2.0	1311	$1,659	$1.27	16d	1	0.12mi
424 Lochridge Dr Unit 424 Azle, TX	3.0	2.0	1182	$1,575	$1.33	12d	1	0.38mi
745 Timberoaks Dr Azle, TX	3.0	2.0	1304	$1,865	$1.43	3d	1	0.55mi
1021 Timberoaks Dr Azle, TX	1.0–2.0	1.0–1.5	792	$1,250	$1.58	1d	16	0.61mi
525 Commerce St Azle, TX	1.0–3.0	1.0–2.0	852	$1,405	$1.65	1d	1	0.70mi
728 Poe St Azle, TX	3.0	2.0	1249	$1,675	$1.34	24d	1	0.73mi
1002 N Stewart St Azle, TX	3.0	1.0	1119	$1,400	$1.25	43d	1	0.87mi
220 School St Azle, TX	3.0	2.0	1423	$1,895	$1.33	43d	1	0.90mi
1329 Fox Hollow Ct Azle, TX	2.0	1.0	924	$900	$0.97	6d	1	0.94mi
515 W Main St Azle, TX	2.0	1.0	1080	$1,250	$1.16	43d	1	1.04mi
519 W Main St Azle, TX	2.0	1.0	721	$1,150	$1.60	1d	1	1.05mi
108 Parkwood Ct Azle, TX	3.0	2.0	1226	$1,899	$1.55	2d	1	1.07mi
527 W Main St Apt 40 Azle, TX	2.0	1.0	1080	$1,250	$1.16	43d	1	1.07mi
912 Red Bud Dr Azle, TX	3.0	1.0	1378	$1,750	$1.27	1d	1	1.12mi
1620 Mockingbird Ln Azle, TX	3.0	2.0	1090	$1,499	$1.38	20d	1	1.24mi

Listing history 4 events

1. 2026-06-01
   statusdays on marketlisting id $350,000 Pending 20 DOM
2. 2026-05-31
   days on market $350,000 Active 63 DOM
3. 2026-05-11
   listed $350,000 Active 841-char remark

   Show marketing remark (841 chars)

   Maximize your portfolio with this turnkey full duplex in the heart of Azle. Both units feature a spacious 3-bedroom, 2-bathroom, 2-car garage layout with identical high-quality finishes and neutral palettes throughout. The heart of each home is a 16x12 family room boasting vaulted ceilings and durable LVP flooring—perfect for low-maintenance property management. The open-concept kitchen and breakfast area offer ample storage and a walk-in pantry, while the primary suites serve as a true retreat with private baths and generous walk-in closets. Outside, tenants enjoy expansive fenced backyards and a covered porch. New roof was installed May 12. Located just steps from Shady Grove Park, jogging trails, and Eagle Mountain Lake, this property offers the lifestyle amenities that ensure high tenant demand and long-term retention.

4. 2026-02-27
   listed $350,000 Active 892-char remark

   Show marketing remark (892 chars)

   Your portfolio can be maximized with this turnkey full duplex in the heart of Azle! Both 752 and 756 Stribling are offered here. Both units feature a spacious 3-bedroom, 2-bathroom, 2-car garage layout with identical high-quality finishes and neutral palettes throughout. The heart of each home is a 16x12 family room boasting vaulted ceilings and durable LVP flooring—perfect for low-maintenance property management. The open-concept kitchen and breakfast area offer ample storage and a walk-in pantry, while the primary suites serve as a true retreat with private baths and generous walk-in closets. Outside, tenants enjoy expansive fenced backyards and a covered porch. Located just steps from Shady Grove Park, jogging trails, and Eagle Mountain Lake, this property offers the lifestyle amenities that ensure high tenant demand and long-term retention. New roof installed May 12.

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$3,848/yr (+$321/mo · 150.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,368
• − Mortgage interest: −$19,605
• − Property taxes: −$2,557
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,189
• − Management: −$4,189
• − Depreciation: −$10,182
• Taxable income: $9,895
• Est. tax owed @ 24.0%: −$2,375
• After-tax cash flow: $12,664/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Azle

• Score: 72/100
• State rank: #267
• US rank: #6239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azle, TX
• County: Parker County · 144,797 people
• City population: 34,602
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $350,000 NTREIS
• 2026-02-27 Listed $350,000 NTREIS

Property tax history

+1.6%/yr

Latest (2025): $2,557 · -15.5% YoY. Source: county tax records.