9100 Rowland Dr · White Settlement, TX 76108

$135,000

3 bd · 2.0 ba · 974 sqft · SingleFamily public records · 220 Days on market

Built 1948 9,191 sqft lot $139/sqft · 24% below area Est $178k · 24% under ↓ 21% since listing

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming home with all of the major updates and renovations already in place, ready for the final touches and personalization! Situated on an oversized corner lot just under a quarter acre with beautiful, mature pecan trees. This charming 1940s stucco home features new electrical with new panel. New tankless water heater installed. New drywall, trim, baseboards, flooring, interior paint, lighting and ceiling fans. Kitchen remodeled with all new cabinetry, butcher block counters, backsplash and farmhouse sink. New vanity in bathroom. Additional building for storage. Roof less than 5 years old. Great rental location! This property has so much potential. Ideal for a variety of buyer goals!

Key facts

• Oversized corner lot
• New drywall
• Mature pecan trees

Tags

• OVERSIZED CORNER LOT
• MATURE PECAN TREES
• NEW ELECTRICAL
• NEW TANKLESS WATER HEATER
• NEW DRYWALL
• NEW CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.6% in White Settlement — 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 74/100 on livability (#188 in TX, #4,855 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D+, employment D+.
• White Settlement ISD (rural): math 35% / reading 44% proficiency, ranked #396 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $933 of loan paydown is wiped out by about $4k 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 220 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 1.18% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (median comp): $177,531
• List price: $135,000
• Delta: -23.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9229 S Dodson Dr	0.24mi	3/1.0	936 (-4%)	11mo	$175,000	$187	70
8528 Pemberton Ct	0.38mi	3/1.0	1,014 (+4%)	4mo	$205,000	$202	68
421 S Mcentire Ct	0.16mi	3/1.0	1,090 (+12%)	5mo	$185,000	$170	65
120 N Normandale St	0.30mi	3/1.0	1,032 (+6%)	12mo	$135,000	$131	62
9216 Farmer Rd	0.19mi	3/1.0	1,083 (+11%)	9mo	$139,900	$129	61
8512 Wyatt Dr	0.54mi	3/1.0	963 (-1%)	13mo	$189,000	$196	58
809 Lake View Rdg	0.64mi	3/1.0	966 (-1%)	15mo	$180,000	$186	52
8400 Wyatt Dr	0.64mi	2/1.5 (-1)	1,030 (+6%)	5mo	$214,000	$208	50
8339 Sussex St	0.55mi	3/2.0	1,080 (+11%)	13mo	$230,000	$213	46
8401 Hanon Dr	0.57mi	2/2.0 (-1)	1,052 (+8%)	13mo	$204,000	$194	44
8429 Hanon Dr	0.50mi	2/1.0 (-1)	864 (-11%)	9mo	$199,000	$230	42
8428 Whitney Dr	0.52mi	2/1.0 (-1)	853 (-12%)	12mo	$209,000	$245	36

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,781
• Equity at exit: $20,129

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-513
• Equity at exit: $11,672

Cash invested: $37,800 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 548
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$708
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $294

Break-even live

Break-even rent $1,218

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9020 Moran St Fort Worth, TX	2.0	1.0	650	$1,225	$1.88	43d	1	0.16mi
101 S Las Vegas Trl Fort Worth, TX	2.0	1.5	1016	$1,250	$1.23	43d	1	0.30mi
112 Allencrest Dr White Settlement, TX	2.0	1.5	1024	$1,350	$1.32	43d	1	0.31mi
108 Allencrest Dr White Settlement, TX	2.0	1.5	1025	$1,325	$1.29	24d	1	0.31mi
9110 Lanham St White Settlement, TX	2.0	1.5	1026	$1,375	$1.34	24d	1	0.32mi
212 Lanham Ct Fort Worth, TX	2.0	1.0	1057	$1,350	$1.28	43d	1	0.34mi
9211 Dale Lane Ct Fort Worth, TX	1.0–2.0	1.0–2.0	719	$975	$1.36	43d	1	0.40mi
704 Dale Ln Apt 512 White Settlement, TX	2.0	2.0	1040	$1,370	$1.32	43d	1	0.49mi
704 Dale Ln Unit 2121 White Settlement, TX	2.0	2.0	1112	$1,367	$1.23	2d	1	0.49mi
101 West Pl Fort Worth, TX	2.0	1.0	900	$1,395	$1.55	43d	1	0.50mi
213 Donald St Fort Worth, TX	2.0	1.0	1025	$1,450	$1.41	43d	1	0.53mi
500 W Loop 820 S Fort Worth, TX	1.0–3.0	1.0–2.0	1082	$2,039	$1.88	43d	11	0.60mi
300 Meadow Park Dr White Settlement, TX	2.0	1.0	616	$1,100	$1.79	18d	1	0.80mi
1200 Scenic Vista Dr Fort Worth, TX	1.0–2.0	1.0–2.0	1174	$1,575	$1.34	22d	4	0.86mi
9801 Plainfield Dr Unit PPD102 Fort Worth, TX	2.0	2.0	889	$2,024	$2.28	43d	1	0.87mi
9801 Plainfield Dr Unit 9812 Fort Worth, TX	2.0	2.0	889	$2,056	$2.31	12d	1	0.87mi
9801 Plainfield Dr Unit PPD144 Fort Worth, TX	2.0	2.0	889	$1,909	$2.15	24d	1	0.87mi
9801 Plainfield Dr Unit PPD321 Fort Worth, TX	2.0	2.0	889	$2,056	$2.31	43d	1	0.87mi
9801 Plainfield Dr Unit PPD146 Fort Worth, TX	2.0	2.0	889	$1,909	$2.15	43d	1	0.87mi
9800 Plainfield Dr Fort Worth, TX	2.0–4.0	2.0–2.5	1309	$2,456	$1.88	1d	98	0.91mi
9525 Palladium Way Unit 9582 Fort Worth, TX	2.0	2.0	960	$1,273	$1.33	43d	1	0.92mi
9525 Palladium Way Unit 2121 Fort Worth, TX	2.0	2.0	960	$789	$0.82	2d	1	0.92mi
1823 S Las Vegas Trl Unit 22 White Settlement, TX	2.0	1.0	800	$1,250	$1.56	43d	1	1.07mi
1823 S Las Vegas Trl Unit 22 White Settlement, TX	2.0	1.0	800	$1,250	$1.56	19d	1	1.07mi
1823 S Las Vegas Trl Fort Worth, TX	2.0	2.0	900	$1,360	$1.51	43d	1	1.08mi
753 Academy Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	978	$2,162	$2.21	1d	42	1.22mi
8117 Foxfire Ln Unit A White Settlement, TX	2.0	2.0	1030	$1,150	$1.12	43d	1	1.23mi
8109 Foxfire Ln Unit C White Settlement, TX	2.0	2.0	1031	$1,195	$1.16	5d	1	1.27mi
8109 Foxfire Ln Unit D White Settlement, TX	2.0	2.0	1100	$1,195	$1.09	22d	1	1.27mi
8033 Downe Dr Fort Worth, TX	3.0	1.0	1119	$1,650	$1.47	43d	1	1.28mi
844 Saddle Rd Fort Worth, TX	3.0	2.0	1055	$1,850	$1.75	18d	1	1.35mi
616 Reveille Rd Fort Worth, TX	3.0	2.0	1100	$1,695	$1.54	1d	1	1.43mi
10129 Peppertree Ln Fort Worth, TX	3.0	2.0	1094	$1,795	$1.64	2d	1	1.44mi
7924 Emerald Crest Dr White Settlement, TX	2.0	2.0	925	$1,199	$1.30	43d	1	1.45mi
10124 Lone Eagle Dr Fort Worth, TX	3.0	2.0	1040	$1,495	$1.44	24d	1	1.46mi
8020 Cambridge Cir Fort Worth, TX	2.0	2.0	821	$925	$1.13	43d	1	1.46mi
8020 Cambridge Cir Fort Worth, TX	2.0	2.0	821	$895	$1.09	2d	1	1.46mi
1625 Mary K Ln Unit 1627 White Settlement, TX	2.0	2.0	825	$1,365	$1.65	7d	1	1.46mi
8022 Cambridge Cir White Settlement, TX	2.0	2.0	821	$935	$1.14	43d	1	1.46mi
8024 Cambridge Cir Unit A White Settlement, TX	2.0	2.0	1000	$975	$0.97	12d	1	1.47mi

Listing history 13 events

1. 2026-06-09
   days on market $135,000 Active 220 DOM
2. 2026-06-08
   days on market $135,000 Active 219 DOM
3. 2026-06-07
   days on market $135,000 Active 218 DOM
4. 2026-06-04
   days on market $135,000 Active 215 DOM
5. 2026-06-03
   days on market $135,000 Active 214 DOM
6. 2026-06-02
   days on market $135,000 Active 213 DOM
7. 2026-06-01
   days on market $135,000 Active 212 DOM
8. 2026-05-31
   days on market $135,000 Active 211 DOM
9. 2026-05-05
   price $135,000 697-char remark

   Show marketing remark (697 chars)

   A charming home with all of the major updates and renovations already in place, ready for the final touches and personalization! Situated on an oversized corner lot just under a quarter acre with beautiful, mature pecan trees. This charming 1940s stucco home features new electrical with new panel. New tankless water heater installed. New drywall, trim, baseboards, flooring, interior paint, lighting and ceiling fans. Kitchen remodeled with all new cabinetry, butcher block counters, backsplash and farmhouse sink. New vanity in bathroom. Additional building for storage. Roof less than 5 years old. Great rental location! This property has so much potential. Ideal for a variety of buyer goals!

10. 2026-02-08
    price $150,000 697-char remark

    Show marketing remark (697 chars)

    A charming home with all of the major updates and renovations already in place, ready for the final touches and personalization! Situated on an oversized corner lot just under a quarter acre with beautiful, mature pecan trees. This charming 1940s stucco home features new electrical with new panel. New tankless water heater installed. New drywall, trim, baseboards, flooring, interior paint, lighting and ceiling fans. Kitchen remodeled with all new cabinetry, butcher block counters, backsplash and farmhouse sink. New vanity in bathroom. Additional building for storage. Roof less than 5 years old. Great rental location! This property has so much potential. Ideal for a variety of buyer goals!

11. 2025-11-01
    listed $170,000 Active 697-char remark

    Show marketing remark (697 chars)

    A charming home with all of the major updates and renovations already in place, ready for the final touches and personalization! Situated on an oversized corner lot just under a quarter acre with beautiful, mature pecan trees. This charming 1940s stucco home features new electrical with new panel. New tankless water heater installed. New drywall, trim, baseboards, flooring, interior paint, lighting and ceiling fans. Kitchen remodeled with all new cabinetry, butcher block counters, backsplash and farmhouse sink. New vanity in bathroom. Additional building for storage. Roof less than 5 years old. Great rental location! This property has so much potential. Ideal for a variety of buyer goals!

12. 2008-04-23
    soldstatus
13. 1979-11-12
    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: $2,372 · $198/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$98/yr (+$8/mo · 4.1%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,074
• − Mortgage interest: −$7,562
• − Property taxes: −$2,372
• − Insurance: −$675
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$3,927
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,169/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: White Settlement ISD
• NCES district ID: 4845540
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $56,055
• Composite: 34.63/100
• National rank: #5151
• State rank: #396 of 826 in TX

Livability — White Settlement

• Score: 74/100
• State rank: #188
• US rank: #4855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Settlement, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

-20.6% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $135,000 NTREIS
• 2026-02-08 Price Changed $150,000 NTREIS
• 2025-11-01 Listed $170,000 NTREIS
• 2008-04-23 Sold (Public Records) — Public Records
• 1979-11-12 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,372 · +18.6% YoY. Source: county tax records.