2166 E Arkansas Ln · Arlington, TX 76014

$184,900

2 bd · 1.0 ba · 1,116 sqft · Townhouse public records · 50 Days on market

Built 1984 3,267 sqft lot $166/sqft · at area comps Est $190k · at est.

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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 +12.0/30.0
• ARV discount +8.7/15.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and move-in ready townhouse in convenient Arlington location. Bright open living area with fireplace, updated flooring, refreshed kitchen with stainless steel appliances, spacious bedrooms, updated baths, and private fenced outdoor space. Clean, modern feel throughout with easy access to shopping, dining, and major highways. Buyer and buyer’s agent to verify all information, including schools, square footage, and measurements.

Key facts

• Updated flooring
• Move in ready
• Refreshed kitchen

Tags

• MOVE IN READY
• UPDATED FLOORING
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE FENCED OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-43 ($-511/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (9.8% below list).
• Recommended offer: $167k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 50 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,694 (9.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (median comp): $189,900
• List price: $184,900
• Delta: -2.63%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Sherry St	0.02mi	2/1.5	1,116 (0%)	0mo	$189,900	$170	97
2310 Sherry St	0.01mi	2/1.5	1,116 (0%)	1mo	$189,900	$170	96
2322 Sherry St	0.04mi	2/2.0	1,086 (-3%)	1mo	$199,900	$184	89
2423 Summer Place Dr	0.16mi	2/2.0	1,105 (-1%)	7mo	$125,000	$113	81
2411 Summer Place Dr	0.13mi	2/2.0	1,132 (+1%)	12mo	$215,000	$190	77
2504 Summer Place Dr	0.18mi	2/2.0	1,118 (+0%)	23mo	$224,900	$201	68
2408 Limestone Dr	0.50mi	3/1.0 (+1)	1,108 (-1%)	5mo	$165,000	$149	66
2443 Limestone Dr	0.56mi	2/2.0	1,202 (+8%)	2mo	$170,000	$141	55
2431 Limestone Dr	0.54mi	2/2.0	1,210 (+8%)	4mo	$224,900	$186	54
2728 Sherry St	0.46mi	3/2.0 (+1)	1,123 (+1%)	21mo	$329,000	$293	51

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-30,770
• Equity at exit: $27,569

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-22,303
• Equity at exit: $15,987

Cash invested: $51,772 (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 76014

• Home prices YoY: -30.2%
• Rents YoY: 4.1%
• Active inventory: 67
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$970
• Tax from tax record: −$313 /mo · $3,754/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-43

Break-even live

Break-even rent $1,721

Max offer price $177,371

Occupancy floor 98%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Summer Place Dr Arlington, TX	3.0	2.0	1234	$1,995	$1.62	44d	1	0.06mi
2409 Summer Place Dr Arlington, TX	2.0	2.0	1227	$2,100	$1.71	44d	1	0.14mi
2423 Sherry St Arlington, TX	2.0	2.0	1058	$1,450	$1.37	44d	1	0.16mi
2428 Summer Place Dr Arlington, TX	2.0	2.0	1155	$1,695	$1.47	19d	1	0.17mi
2008 Terlingua Ln Arlington, TX	2.0	3.0	1489	$1,679	$1.13	25d	1	0.18mi
2008 Terlingua Ln Arlington, TX	3.0	3.0	1489	$2,019	$1.36	44d	1	0.18mi
2008 Terlingua Ln Arlington, TX	2.0	1.0	1073	$1,489	$1.39	4d	1	0.18mi
2008 Terlingua Ln Arlington, TX	1.0	1.0	853	$1,039	$1.22	21d	1	0.18mi
2008 Terlingua Ln Arlington, TX	2.0	2.0	1163	$1,759	$1.51	3d	1	0.18mi
2216 Plum Ln Arlington, TX	1.0–2.0	1.0–2.0	735	$1,545	$2.10	20d	15	0.20mi
2007 Springcrest Dr Arlington, TX	2.0	1.0	588	$1,259	$2.14	1d	28	0.31mi
2517 Clearwood Dr Arlington, TX	3.0	2.0	1219	$2,200	$1.80	44d	1	0.36mi
2708 Sherry St Arlington, TX	2.0	2.0	1250	$1,950	$1.56	17d	1	0.42mi
2317 Windsprint Way Arlington, TX	1.0	1.0	816	$1,113	$1.36	44d	1	0.42mi
2734 Sherry St Arlington, TX	2.0	2.0	1033	$2,000	$1.94	25d	1	0.49mi
2004 Sherry St Arlington, TX	1.0–2.0	1.0–2.0	843	$1,310	$1.55	2d	37	0.50mi
2423 Limestone Dr Unit 2425 Arlington, TX	2.0	1.0	1036	$1,500	$1.45	2d	1	0.53mi
2014 Remington Dr Arlington, TX	1.0–2.0	1.0–2.5	801	$1,424	$1.78	2d	21	0.54mi
2124 Sterling Forest Dr Arlington, TX	2.0	2.0	915	$1,570	$1.72	44d	1	0.54mi
2020 Cedar Point Dr Arlington, TX	1.0–3.0	1.0–2.0	807	$1,287	$1.59	3d	1	0.58mi
2934 Alouette Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	875	$1,515	$1.73	2d	64	0.64mi
2955 Alouette Dr Grand Prairie, TX	1.0	1.0	713	$1,092	$1.53	44d	1	0.71mi
2955 Alouette Dr Grand Prairie, TX	2.0	2.0	1000	$1,430	$1.43	4d	1	0.71mi
2955 Alouette Dr Grand Prairie, TX	2.0	2.0	876	$1,352	$1.54	25d	1	0.71mi
1676 Carter Dr Unit 11650--D Arlington, TX	2.0	2.0	1000	$1,825	$1.82	4d	1	0.84mi
1676 Carter Dr Unit 3-1603-A Arlington, TX	2.0	2.0	1150	$1,875	$1.63	4d	1	0.84mi
1676 Carter Dr Unit 11539--B Arlington, TX	2.0	1.0	883	$1,735	$1.96	7d	1	0.84mi
1676 Carter Dr Unit 1-1517-D Arlington, TX	1.0	1.0	720	$1,500	$2.08	4d	1	0.84mi
1676 Carter Dr Unit 1-1670-D Arlington, TX	1.0	1.0	720	$1,500	$2.08	7d	1	0.84mi
1905 Kent Dr Apt B Arlington, TX	2.0	1.0	882	$1,100	$1.25	2d	1	0.84mi
1905 Kent Dr Arlington, TX	2.0	1.0	882	$1,100	$1.25	3d	1	0.84mi
2400 Redbrook Ct Arlington, TX	3.0	2.0	1464	$2,111	$1.44	4d	1	0.86mi
1676 Carter Dr Unit 2-1568-A Arlington, TX	1.0	1.0	720	$1,350	$1.88	44d	1	0.86mi
1703 Monaco Dr Arlington, TX	3.0	2.0	1494	$5,600	$3.75	5d	1	0.88mi
1676 Carter Dr Unit 1-1540-C Arlington, TX	2.0	1.0	883	$1,635	$1.85	44d	1	0.93mi
1676 Carter Dr Unit 1-1500-B Arlington, TX	2.0	2.0	933	$1,680	$1.80	44d	1	0.93mi
1676 Carter Dr Unit 31642--A Arlington, TX	2.0	2.0	1000	$1,725	$1.73	44d	1	0.93mi
2409 Fallwood Dr Arlington, TX	1.0–2.0	1.0–2.0	784	$1,843	$2.35	2d	25	1.01mi
1519 Rambler Rd Arlington, TX	3.0	1.5	1138	$2,000	$1.76	15d	1	1.08mi
2990 N Forum Dr Unit 16022 Grand Prairie, TX	2.0	2.0	1156	$1,451	$1.26	5d	1	1.14mi

Listing history 5 events

1. 2026-05-03
   price $184,900 444-char remark

   Show marketing remark (444 chars)

   Updated and move-in ready townhouse in convenient Arlington location. Bright open living area with fireplace, updated flooring, refreshed kitchen with stainless steel appliances, spacious bedrooms, updated baths, and private fenced outdoor space. Clean, modern feel throughout with easy access to shopping, dining, and major highways. Buyer and buyer’s agent to verify all information, including schools, square footage, and measurements.

2. 2026-04-06
   listed $189,900 Active 444-char remark

   Show marketing remark (444 chars)

   Updated and move-in ready townhouse in convenient Arlington location. Bright open living area with fireplace, updated flooring, refreshed kitchen with stainless steel appliances, spacious bedrooms, updated baths, and private fenced outdoor space. Clean, modern feel throughout with easy access to shopping, dining, and major highways. Buyer and buyer’s agent to verify all information, including schools, square footage, and measurements.

3. 2025-02-13
   soldstatus
4. 2010-11-03
   historical
5. 2010-01-27
   listed $149,000 Active

ⓘ 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: $3,754 · $313/mo
• Projected year-2 tax: $3,754 · $313/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,003
• − Mortgage interest: −$10,357
• − Property taxes: −$3,754
• − Insurance: −$924
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$5,379
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $355/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 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): 32,818
• Household income: $60,333
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 2233.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 44% Two or more races 25% Black 24% White 19% Asian 9%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, Vietnam, Jamaica
• Languages at home: 49% English-only · Spanish 35% Vietnamese 7% German/W. Germanic 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: ▼ -149.12%
• Current HPI: 344.4376
• Rent YoY: ▲ 4.08%
• 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

+24.1% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $184,900 NTREIS
• 2026-04-06 Listed $189,900 NTREIS
• 2025-02-13 Sold (Public Records) — Public Records
• 2010-11-03 Listing Removed — NTREIS
• 2010-01-27 Listed $149,000 NTREIS

Property tax history

+8.1%/yr

Latest (2025): $3,754 · -11.0% YoY. Source: county tax records.