4737 Hollow Tree Dr · Arlington, TX 76018

$204,900

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 13 Days on market

Built 1985 6,098 sqft lot $123/sqft · 29% below area Est $288k · 29% 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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

Key facts

• Open concept living
• Private backyard
• 6,098 sq ft lot

Tags

• OPEN CONCEPT LIVING
• PRIVATE BACKYARD
• STAINLESS STEEL APPLIANCES
• EXCELLENT CABINET SPACE
• SUBSTANTIAL WALK IN CLOSET
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• Other: Possession: Negotiable; Listing status: Active; Transaction type: For sale
• Financial info: Listing terms: Cash; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered spaces; 2-car carport; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Two levels; Attached property
• Construction: Brick construction; Built in 1985
• Exterior features: Less than 0.5-acre lot; Subdivision: Countryside Add

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop
• Bedrooms: 3 bedrooms (primary bedroom on second level)
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Interior features: Open floorplan; Cable TV available; High-speed internet available; Walk-in closet(s); Brick fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Cap rate 7.0% 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: 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.
• Zoned schools: Fitzgerald El (math 36% / reading 37%, grade F, #1,883 of 4,322 statewide, top 44%, 531 students, 86% FRL) — zoned schools average 86% FRL vs 60% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 76 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 30% of the median local income ($88k/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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $288,188
• List price: $204,900
• Delta: -28.90%
• 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
1707 Crimson Ct	0.26mi	3/2.5	1,693 (+2%)	9mo	$220,000	$130	76
4803 Hollow Tree Ct	0.15mi	3/2.0	1,508 (-9%)	4mo	$290,000	$192	74
1402 Glenwillow Dr	0.22mi	3/2.0	1,488 (-10%)	8mo	$299,900	$202	66
1405 Glenwillow Dr	0.23mi	3/2.0	1,470 (-12%)	7mo	$285,000	$194	64
4821 Abbott Ave	0.37mi	3/2.5	1,563 (-6%)	11mo	$275,000	$176	62
1514 Sayles Ave	0.55mi	3/2.0	1,832 (+10%)	0mo	$340,000	$186	57
1416 Garrison St	0.61mi	3/2.0	1,729 (+4%)	10mo	$329,900	$191	57
4734 Abbott Ave	0.34mi	4/2.0 (+1)	1,490 (-10%)	8mo	$299,900	$201	55
1507 Endicott Dr	0.62mi	3/2.0	1,725 (+4%)	11mo	$310,000	$180	55
1804 Briarpath Ln	0.34mi	3/2.5	1,884 (+13%)	8mo	$270,000	$143	53
5115 Nocona Ln	0.71mi	4/2.0 (+1)	1,888 (+14%)	2mo	$335,000	$177	37
1508 Rockdale Dr	0.71mi	4/2.0 (+1)	1,888 (+14%)	3mo	$340,000	$180	37

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 · 1.39% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-28,677
• Equity at exit: $30,551

10-year hold

• IRR: -8.5%
• Equity multiple: 0.51×
• Total profit: $-28,154
• Equity at exit: $17,716

Cash invested: $57,372 (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 76018

• Home prices YoY: -2.8%
• Rents YoY: 1.4%
• Active inventory: 76
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$460 /mo · $5,524/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $124

Break-even live

Break-even rent $2,051

Max offer price $204,900

Occupancy floor 89%

Sensitivity live

Price	-10% $240	-5% $182	+0% $124	+5% $66	+10% $8
Rent	-10% $-51	-5% $37	+0% $124	+5% $211	+10% $298
Rate	-1.0pp $227	-0.5pp $176	base $124	+0.5pp $71	+1.0pp $17

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4806 Shadyway Dr Arlington, TX	3.0	2.0	1357	$2,300	$1.69	25d	1	0.18mi
1805 Crimson Ct Arlington, TX	3.0	2.0	1314	$1,925	$1.46	44d	1	0.26mi
1408 Seely St Arlington, TX	3.0	2.0	2125	$2,350	$1.11	5d	1	0.50mi
1733 Duster Cir Arlington, TX	3.0	2.0	1650	$2,125	$1.29	44d	1	0.63mi
1502 Barbara Ln Arlington, TX	4.0	2.0	1847	$2,071	$1.12	44d	1	0.77mi
1707 Trinity Height Dr Arlington, TX	2.0	1.0–2.0	794	$1,461	$1.84	3d	10	0.79mi
1401 Nandina Dr Arlington, TX	1.0–4.0	1.0–2.0	1031	$1,778	$1.72	2d	47	0.81mi
1505 Gentle Wind Dr Arlington, TX	3.0	1.0	1191	$2,000	$1.68	19d	1	0.89mi
5416 Spring Willow Dr Arlington, TX	4.0	2.0	1441	$1,899	$1.32	11d	1	0.98mi
2082 Knoll Crest Dr Arlington, TX	2.0–3.0	1.0–2.0	1066	$1,860	$1.74	44d	1	0.98mi
5503 Creek Valley Dr Arlington, TX	2.0	1.0	1063	$1,795	$1.69	44d	1	1.00mi
2318 Bennington Dr Arlington, TX	3.0	2.5	1615	$2,295	$1.42	25d	1	1.06mi
2402 Bennington Dr Arlington, TX	3.0	2.5	1909	$2,145	$1.12	44d	1	1.10mi
5532 Four Winds Dr Arlington, TX	3.0	2.0	1285	$1,930	$1.50	2d	1	1.14mi
2411 Bennington Dr Arlington, TX	3.0	2.5	1738	$2,490	$1.43	44d	1	1.14mi
1404 Ardmore Dr Arlington, TX	4.0	2.5	1915	$2,473	$1.29	44d	1	1.14mi
5305 Manhassett Dr Arlington, TX	3.0	2.0	1576	$2,100	$1.33	25d	1	1.16mi
2425 Bennington Dr Arlington, TX	3.0	2.5	1738	$2,325	$1.34	5d	1	1.19mi
2219 Foxcroft Ln Arlington, TX	3.0	1.0	1302	$1,850	$1.42	14d	1	1.20mi
3510 Daniel Dr Arlington, TX	3.0	2.0	1507	$1,975	$1.31	25d	1	1.23mi
1206 Brook Hill Ln Arlington, TX	3.0	2.0	1590	$1,995	$1.25	3d	1	1.31mi
3414 Chesapeake Dr Arlington, TX	3.0	2.0	1674	$1,950	$1.16	44d	1	1.33mi
3414 Chesapeake Dr Arlington, TX	3.0	2.0	1674	$1,950	$1.16	15d	1	1.33mi
4450 S State Highway 360 Grand Prairie, TX	2.0–4.0	2.0–3.0	1477	$2,736	$1.85	3d	11	1.35mi
3501 Green Hill Dr Arlington, TX	3.0	2.0	1340	$2,499	$1.86	44d	1	1.35mi
3033 Bardin Rd Grand Prairie, TX	1.0–3.0	1.0–2.0	964	$1,975	$2.05	2d	21	1.39mi
300 Bardin Greene Dr Arlington, TX	1.0–3.0	1.0–2.0	950	$2,127	$2.24	2d	35	1.39mi
150 E Arbrook Blvd Unit ID71404 Arlington, TX	2.0	2.0	1210	$1,600	$1.32	44d	1	1.44mi
150 E Arbrook Blvd Unit ID71138 Arlington, TX	2.0	2.0	1255	$1,765	$1.41	44d	1	1.44mi
305 Ranch Dr Arlington, TX	1.0–3.0	1.0–2.0	1042	$2,432	$2.33	2d	19	1.48mi
706 Langford Dr Arlington, TX	3.0	2.0	1651	$2,200	$1.33	2d	1	1.48mi

Listing history 11 events

1. 2026-05-11
   status Pending 1112-char remark
2. 2026-04-28
   listed $204,900 Active 1112-char remark
3. 2014-07-14
   soldstatus Sold 435-char remark

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

4. 2014-07-14
   soldstatus

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

5. 2014-06-18
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

6. 2014-06-18
   price $129,900 435-char remark

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

7. 2014-06-18
   historical Active Option Contract 435-char remark

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

8. 2014-06-18
   price $134,900 435-char remark

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

9. 2014-06-13
   listed $134,900 Active 435-char remark

   Show marketing remark (435 chars)

   Fully updated open Kitchen and Living concept, brand new stainless steel appliances, travertine backsplash in the kitchen, Jacuzzi Tub and separate stand up shower in the master bath, and breakfast nook in the kitchen. Includes a Bonus Room that could be used as an office or play room. Large backyard with plenty or storage and space to entertain. Conveniently located near I-20 & 360, and just minutes from Arlington Highlands.

10. 2014-01-23
    soldstatus
11. 1985-10-04
    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: $5,524 · $460/mo
• Projected year-2 tax: $5,524 · $460/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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: $26,492
• − Mortgage interest: −$11,478
• − Property taxes: −$5,524
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$5,961
• Taxable loss: −$1,733
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,902/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): 26,834
• Household income: $88,288
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 598.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 34% Black 24% White 23% Asian 14% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 0%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 22% Vietnamese 11% French/Haitian/Cajun 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: ▼ -8.64%
• Current HPI: 296.8765
• Rent YoY: ▲ 1.39%
• 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

+51.9% since first listed

12 events — show timeline

• 2026-05-19 Sold (Public Records) — Public Records
• 2026-05-11 Pending — NTREIS
• 2026-04-28 Listed $204,900 NTREIS
• 2014-07-14 Sold (Public Records) — Public Records
• 2014-07-14 Sold (MLS) — NTREIS
• 2014-06-18 Price Changed $134,900 NTREIS
• 2014-06-18 Contingent — NTREIS
• 2014-06-18 Price Changed $129,900 NTREIS
• 2014-06-18 Pending — NTREIS
• 2014-06-13 Listed $134,900 NTREIS
• 2014-01-23 Sold (Public Records) — Public Records
• 1985-10-04 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,524 · -7.0% YoY. Source: county tax records.