100 N Dick Price Rd · Kennedale, TX 76060

$170,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.32 ac lot Est $287k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute 3 bedroom 1 bath home in desired Kennedale ISD! New laminate flooring in the living room and hallway. Bathroom has been completely renovated! New carpet in all the bedrooms! New HVAC system in 2010! New roof in 2007! LARGE LOT!!! Kitchen cabinets from floor to ceiling! Wont last long!

Key facts

• Circular drive
• Exterior rock wall
• 0.32 acre lot

Tags

• EXTERIOR ROCK WALL
• CIRCULAR DRIVE

Property features AI

Finance

• Financial info: Listing terms: Cash
• HOA & community: No homeowners association

Exterior

• Parking: Circular driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Natural gas available with individual gas meter; Electricity available and connected; Cable available; Phone available; Overhead and underground utilities
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1960; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Large backyard with grass; Interior lot; Utilities easement

Interior

• Kitchen: Dishwasher; Plumbed for gas in kitchen
• Bedrooms: 4 bedrooms, all on the main level; Primary bedroom with ensuite bath
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total of 5 rooms; One-level home
• Laundry & utility: Electric dryer hookup; Washer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $28 ($334/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 $167k (1.9% below list).
• Recommended offer: $167k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Kennedale — 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 70/100 on livability (#340 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kennedale ISD (suburban): math 27% / reading 37% proficiency, ranked #522 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James F Delaney El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 661 students, 64% FRL) — zoned schools average 64% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent is only 17% of the median local income ($119k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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

• 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 $166,807 (1.9% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $287,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Briarwood Dr	0.07mi	3/2.0	1,341 (-9%)	20mo	$260,000	$194	61
516 N Dick Price Rd	0.35mi	3/2.5	1,600 (+8%)	16mo	$270,000	$169	51
412 Susan Dr	0.66mi	3/2.0	1,290 (-13%)	0mo	$315,000	$244	44
210 W 4th St	0.58mi	3/2.0	1,285 (-13%)	6mo	$249,900	$194	41
516 Corry A Edwards Dr	0.58mi	3/2.0	1,328 (-10%)	15mo	$270,000	$203	40

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 · 5.99% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-20,509
• Equity at exit: $25,348

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $7,366
• Equity at exit: $14,698

Cash invested: $47,600 (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 76060

• Home prices YoY: -5.1%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$891
• Tax from tax record: −$328 /mo · $3,931/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $28

Break-even live

Break-even rent $1,633

Max offer price $170,000

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $76	+0% $28	+5% $-20	+10% $-68
Rent	-10% $-104	-5% $-38	+0% $28	+5% $94	+10% $160
Rate	-1.0pp $113	-0.5pp $71	base $28	+0.5pp $-16	+1.0pp $-61

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 W 4th St Kennedale, TX	2.0	1.0	1012	$1,300	$1.28	44d	1	0.40mi
205 Kenney St Unit C Kennedale, TX	2.0	2.0	1186	$1,400	$1.18	44d	1	0.71mi
348 Spring Branch Ln Kennedale, TX	3.0	2.0	1170	$1,800	$1.54	44d	1	0.86mi
415 Mansfield Cardinal Rd Kennedale, TX	1.0–2.0	1.0	780	$1,250	$1.60	44d	1	1.04mi
117 Peachtree Ct Kennedale, TX	2.0	2.0	1165	$1,649	$1.42	8d	1	1.29mi
119 Peachtree Ct Apt D Kennedale, TX	3.0	2.0	1174	$1,795	$1.53	44d	1	1.29mi
716 Woodland Ct Kennedale, TX	2.0	2.0	971	$1,350	$1.39	8d	1	1.33mi
1001 Boxwood Ln Fort Worth, TX	3.0	2.5	1298	$1,715	$1.32	44d	1	1.38mi
1704 Magnolia Ln Forest Hill, TX	3.0	2.5	1298	$1,675	$1.29	44d	1	1.39mi
404 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,775	$1.37	7d	1	1.39mi
603 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,650	$1.27	25d	1	1.39mi
737 Woodland Ct Kennedale, TX	2.0	2.0	990	$1,350	$1.36	44d	1	1.40mi
741 Woodland Ct Kennedale, TX	2.0	2.0	990	$1,595	$1.61	44d	1	1.41mi

Listing history 4 events

1. 2026-06-18
   days on market $170,000 Active 3 DOM
2. 2026-06-17
   days on market $170,000 Active 2 DOM
3. 2026-06-15
   remarks 196-char remark
4. 2026-06-15
   listed $170,000 Active 1 DOM

ⓘ 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: $3,931 · $328/mo
• Projected year-2 tax: $3,931 · $328/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 · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,017
• − Mortgage interest: −$9,523
• − Property taxes: −$3,931
• − Insurance: −$850
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,945
• Taxable loss: −$2,435
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $919/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: Kennedale ISD
• NCES district ID: 4825500
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $70,497
• Composite: 29.79/100
• National rank: #6427
• State rank: #522 of 826 in TX

Livability — Kennedale

• Score: 70/100
• State rank: #340
• US rank: #7441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennedale, TX
• County: Tarrant County · 2,033,669 people
• City population: 9,444
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,444
• Household income: $119,156
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 244.0

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 0.61)
• Race & ethnicity: White 57% Black 19% Hispanic / Latino 16% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Slovak 2% Subsaharan African 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 11% 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: ▼ -14.02%
• Current HPI: 261.8007
• Rent YoY: ▲ 5.99%
• 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

+70.0% since first listed

8 events — show timeline

• 2026-06-08 Listed $170,000 NTREIS
• 2015-05-06 Sold (Public Records) — Public Records
• 2015-05-05 Sold (MLS) — NTREIS
• 2015-04-08 Pending — NTREIS
• 2015-03-30 Contingent — NTREIS
• 2015-03-21 Listed $100,000 NTREIS
• 1995-02-14 Sold (Public Records) — Public Records
• 1984-03-16 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,931 · +8.6% YoY. Source: county tax records.