1289 White Pine Dr · Haslet, TX 76052

$549,900

4 bd · 3.0 ba · 2,513 sqft · Other · 80 Days on market

Built 2026 7,362 sqft lot $219/sqft · 8% below area Est $595k · 8% under $167/mo HOA · 4% of rent ↓ 4% since listing

---

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).

• ARV discount +10.9/15.0
• Cash flow +9.9/30.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

Key facts

• Extended entryway
• Dual vanities
• Primary suite

Tags

• EXTENDED ENTRYWAY
• GAME ROOM
• OPEN KITCHEN
• CORNER WALK-IN PANTRY
• PRIMARY SUITE
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $550k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $490k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (29.9% below list).
• Recommended offer: $386k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% in Haslet — 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 (#538 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.1%/yr); 1083 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 32% of the median local income ($144k/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 $4k of loan paydown is wiped out by about $16k 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 80 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $385,754 (29.9% 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 80 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (median comp): $594,885
• List price: $549,900
• Delta: -7.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.23×
• Total profit: $-118,338
• Equity at exit: $81,992

10-year hold

• IRR: -22.1%
• Equity multiple: -0.04×
• Total profit: $-160,682
• Equity at exit: $47,545

Cash invested: $153,972 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1083
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,858 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$229
• HOA: −$167
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $-341

Break-even live

Break-even rent $4,289

Max offer price $489,647

Occupancy floor —

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Blazingstar Dr Haslet, TX	4.0	3.5	3320	$3,590	$1.08	24d	1	0.49mi
552 Horsetail Way Haslet, TX	4.0	3.5	3430	$4,500	$1.31	5d	1	0.86mi
550 Peppercress Ln Haslet, TX	4.0	3.5	3167	$4,400	$1.39	44d	1	1.08mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $549,900 Active 80 DOM
2. 2026-06-17
   days on market $549,900 Active 79 DOM
3. 2026-06-16
   days on market $549,900 Active 78 DOM
4. 2026-06-15
   days on market $549,900 Active 77 DOM
5. 2026-06-13
   days on market $549,900 Active 75 DOM
6. 2026-06-09
   days on market $549,900 Active 71 DOM
7. 2026-06-08
   days on market $549,900 Active 70 DOM
8. 2026-06-07
   days on market $549,900 Active 69 DOM
9. 2026-06-04
   days on market $549,900 Active 66 DOM
10. 2026-06-03
    days on market $549,900 Active 65 DOM
11. 2026-06-02
    days on market $549,900 Active 64 DOM
12. 2026-06-01
    days on market $549,900 Active 63 DOM
13. 2026-05-31
    days on market $549,900 Active 62 DOM
14. 2026-05-06
    price $549,900 727-char remark

    Show marketing remark (727 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

15. 2026-05-06
    price $581,900 727-char remark

    Show marketing remark (727 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

16. 2026-05-05
    price $549,900 653-char remark

    Show marketing remark (727 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

17. 2026-05-05
    price $549,900 727-char remark

    Show marketing remark (727 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

18. 2026-04-28
    price $581,900 727-char remark

    Show marketing remark (727 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

19. 2026-04-27
    price $581,900 653-char remark

    Show marketing remark (653 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage.

20. 2026-03-30
    listed $571,900 Active 653-char remark

    Show marketing remark (653 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage.

21. 2026-03-13
    listed $571,900 Active 727-char remark

    Show marketing remark (727 chars)

    Extended entryway with 12-foot ceilings. Game room with French doors frame the entry. Spacious family room with a wall of windows and a wood mantel fireplace. Open kitchen offers an island with built-in seating space, a 5-burner gas cooktop, and a corner walk-in pantry. Primary suite with a wall of windows. Dual vanities, garden tub, separate glass enclosed shower and two walk-in closets in the primary bath. Guest suite just off the extended entry with a full bathroom and walk-in closet. Secondary bedrooms with walk-in closets. Utility room with private access to the primary bathroom. Covered backyard patio. Mud room just off the two-car garage. Representative Images. Features and specifications may vary by community.

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $10,063 · $839/mo
• Expected delta: +$8,759/yr (+$730/mo · 671.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $46,290
• − Mortgage interest: −$30,803
• − Property taxes: −$1,304
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,703
• − Management: −$3,703
• − HOA: −$2,004
• − Depreciation: −$15,997
• Taxable loss: −$13,974
• Est. tax savings @ 24.0%: +$3,354
• After-tax cash flow: $-739/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Haslet

• Score: 67/100
• State rank: #538
• US rank: #10504

Category grades

Amenities F Commute F Cost of living F 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: Haslet, TX
• County: Tarrant County · 2,033,669 people
• City population: 34,249
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

-3.8% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $549,900 Zillow
• 2026-05-06 Price Changed $581,900 Zillow
• 2026-05-05 Price Changed $549,900 NTREIS
• 2026-05-05 Price Changed $549,900 Zillow
• 2026-04-28 Price Changed $581,900 Zillow
• 2026-04-27 Price Changed $581,900 NTREIS
• 2026-03-30 Listed $571,900 NTREIS
• 2026-03-13 Listed $571,900 Zillow