6720 Trailwood Dr · Forest Hill, TX 76140

$199,000

3 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 55 Days on market

Built 1971 8,407 sqft lot $158/sqft · at area comps Est $209k · at est. ↓ 12% since listing

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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 +14.8/30.0
• ARV discount +9.7/15.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your imagination and a little TLC to make this your home sweet home, or investment property. Located in a quiet neighborhood near major thoroughfares, simply walk to peaceful park in Forest Hill. This home might be perfect for someone with a vision and the DIY skills.

Key facts

• 8,407 sq ft lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• HOA & community: No homeowners association; Community curbs

Exterior

• Parking: Attached garage with 2 garage spaces; Covered parking for 2 vehicles; Driveway; Enclosed parking
• Utilities: City water; City sewer; Cable available; Curbs
• Home design: Single-family residence; One-story; Residential property
• Construction: Built in 1971; Brick and vinyl siding exterior; Composition roof
• Exterior features: Wood fencing; Curb improvements

Interior

• Kitchen: Dishwasher; Disposal; Water line to refrigerator; Electric water heater
• Bedrooms: Primary bedroom on entry level (13 x 13); Two additional bedrooms on entry level (each 12 x 12)
• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Electric cooling; Wall/window unit(s) for cooling
• Interior features: Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Electric water heater (listed under appliances)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $56 ($674/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (7.6% below list).
• Recommended offer: $184k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in Forest Hill — 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 67/100 on livability (#582 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 390 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 55 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (12%) 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,782 (7.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.92% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $208,987
• List price: $199,000
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6836 Alma St	0.36mi	3/2.0	1,324 (+5%)	3mo	$240,000	$181	72
6716 Alma St	0.34mi	4/2.0 (+1)	1,230 (-2%)	5mo	$185,000	$150	71
6505 Rose Ct	0.41mi	3/2.0	1,197 (-5%)	11mo	$215,000	$180	64
4745 Shady Hill Dr Unit N	0.49mi	3/2.0	1,200 (-5%)	13mo	$260,000	$217	58
4709 Shady Hill Dr	0.48mi	3/2.0	1,333 (+6%)	12mo	$265,000	$199	58
6712 Robindale Rd	0.66mi	3/2.0	1,232 (-2%)	10mo	$185,000	$150	57
6516 Melinda Dr	0.67mi	4/2.0 (+1)	1,232 (-2%)	5mo	$239,900	$195	56
6809 Rustic Dr	0.53mi	3/2.0	1,389 (+10%)	4mo	$249,000	$179	55
4712 Melinda Dr	0.61mi	4/2.0 (+1)	1,220 (-3%)	9mo	$222,500	$182	54
4720 Melinda Dr	0.61mi	4/2.0 (+1)	1,230 (-2%)	13mo	$220,000	$179	52
3915 Forest Hill Cir	0.65mi	3/1.5	1,350 (+7%)	6mo	$349,999	$259	50
4809 Melinda Dr	0.65mi	3/1.5	1,417 (+13%)	1mo	$175,000	$124	46

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-33,825
• Equity at exit: $29,672

10-year hold

• IRR: -16.7%
• Equity multiple: 0.20×
• Total profit: $-44,803
• 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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 390
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$269 /mo · $3,231/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $56

Break-even live

Break-even rent $1,767

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $169	-5% $112	+0% $56	+5% $0	+10% $-57
Rent	-10% $-89	-5% $-16	+0% $56	+5% $129	+10% $201
Rate	-1.0pp $156	-0.5pp $107	base $56	+0.5pp $5	+1.0pp $-48

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,775	$1.37	8d	1	0.09mi
603 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,650	$1.27	26d	1	0.09mi
1704 Magnolia Ln Forest Hill, TX	3.0	2.5	1298	$1,675	$1.29	45d	1	0.09mi
4516 Windy Ln Forest Hill, TX	3.0	2.0	1296	$1,870	$1.44	3d	1	0.12mi
1001 Boxwood Ln Fort Worth, TX	3.0	2.5	1298	$1,715	$1.32	45d	1	0.12mi
6840 Margaret Dr Forest Hill, TX	4.0	1.5	1490	$1,650	$1.11	23d	1	0.30mi
6709 Alma St Forest Hill, TX	3.0	2.0	1261	$1,641	$1.30	8d	1	0.32mi
6709 Alma St Forest Hill, TX	3.0	2.0	1261	$1,575	$1.25	3d	1	0.32mi
7012 Candlewick Ct Forest Hill, TX	3.0	2.0	1615	$1,850	$1.15	0d	1	0.75mi
7299 Forest Hill Dr Forest Hill, TX	3.0	2.0	1402	$1,850	$1.32	26d	1	1.03mi
7299 Forest Hill Dr Forest Hill, TX	3.0	2.0	1400	$1,799	$1.28	45d	1	1.03mi
3331 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,850	$1.32	9d	1	1.03mi
3319 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	45d	1	1.06mi
3311 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	19d	1	1.07mi
3427 Republic Dr Forest Hill, TX	3.0	2.0	1300	$1,600	$1.23	26d	1	1.07mi
3425 Republic Dr Forest Hill, TX	3.0	2.0	1300	$1,600	$1.23	45d	1	1.08mi
3401 Heritage Ln Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	14d	1	1.10mi
3334 Heritage Ln Forest Hill, TX	3.0	2.0	1300	$1,800	$1.38	45d	1	1.15mi
3402 Colonial Dr Unit 7323 Forest Hill, TX	3.0	1.5	1133	$1,650	$1.46	45d	1	1.22mi
3429 Falcon Dr Forest Hill, TX	4.0	2.0	1831	$1,945	$1.06	45d	1	1.29mi
3500 Brambleton Pl Forest Hill, TX	3.0	1.5	1190	$1,625	$1.37	45d	1	1.41mi
3405 Orchard St Forest Hill, TX	3.0	2.0	1300	$1,325	$1.02	45d	1	1.42mi
3100 Valley Forge Trl Forest Hill, TX	3.0	2.0	1211	$4,500	$3.72	0d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $199,000 Active 55 DOM
2. 2026-06-18
   days on market $199,000 Active 52 DOM
3. 2026-06-17
   days on market $199,000 Active 51 DOM
4. 2026-06-16
   days on market $199,000 Active 50 DOM
5. 2026-06-15
   days on market $199,000 Active 49 DOM
6. 2026-06-13
   days on market $199,000 Active 47 DOM
7. 2026-06-09
   days on market $199,000 Active 43 DOM
8. 2026-06-08
   days on market $199,000 Active 42 DOM
9. 2026-06-07
   days on market $199,000 Active 41 DOM
10. 2026-06-04
    days on market $199,000 Active 38 DOM
11. 2026-06-03
    days on market $199,000 Active 37 DOM
12. 2026-06-02
    days on market $199,000 Active 36 DOM
13. 2026-06-01
    days on market $199,000 Active 35 DOM
14. 2026-05-31
    days on market $199,000 Active 34 DOM
15. 2026-04-20
    listed $225,900 Active 276-char remark
16. 1988-11-17
    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: $3,231 · $269/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$411/yr (+$34/mo · 12.7%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,054
• − Mortgage interest: −$11,147
• − Property taxes: −$3,231
• − Insurance: −$995
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,789
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,307/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 of 826 in TX

Livability — Forest Hill

• Score: 67/100
• State rank: #582
• US rank: #11106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hill, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

-11.9% since first listed

5 events — show timeline

• 2026-05-30 Relisted — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-20 Price Changed $199,000 NTREIS
• 2026-04-20 Listed $225,900 NTREIS
• 1988-11-17 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,231 · +6.3% YoY. Source: county tax records.