1631 Verdin Rd · Fort Worth, TX 76140

$173,999

3 bd · 2.0 ba · 1,033 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition $168/sqft · 24% below area Est $228k · 24% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Cap rate 8.2% vs local median 4.0% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL); Charles Baxter J H (math 19% / reading 34%, grade F, #1,200 of 1,662 statewide, top 73%, 769 students, 94% FRL); Everman H S (math 15% / reading 35%, grade F, #1,250 of 1,632 statewide, top 77%, 1,740 students, 92% FRL) — zoned schools average 94% FRL vs 77% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 686 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $173,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $228,127
• List price: $173,999
• Delta: -23.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Verdin Rd	0.00mi	3/2.0	1,033 (0%)	2mo	$174,999	$169	99
1638 Verdin Rd	0.26mi	3/2.0	1,033 (0%)	0mo	$183,999	$178	88
1344 Castle Ridge Rd	0.44mi	2/1.0 (-1)	1,030 (-0%)	2mo	$115,000	$112	68
1516 Pine Ln	0.26mi	3/1.5	1,098 (+6%)	15mo	$192,000	$175	62
1304 Pine Ln	0.42mi	3/2.0	1,094 (+6%)	14mo	$219,000	$200	58
10701 Many Oaks Dr	0.39mi	3/2.0	1,091 (+6%)	18mo	$215,000	$197	57

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-15,876
• Equity at exit: $25,944

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-11,558
• Equity at exit: $15,044

Cash invested: $48,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 20 under contract
• Months of supply: 11.6 mo (9%/mo absorbed)
• Median asking: $199,000 ($180/sqft)
• Median days on market: 20 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +22.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 686
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$217 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $276

Break-even live

Break-even rent $1,522

Max offer price $173,999

Occupancy floor 80%

Sensitivity live

Price	-10% $396	-5% $336	+0% $276	+5% $216	+10% $156
Rent	-10% $128	-5% $202	+0% $276	+5% $350	+10% $424
Rate	-1.0pp $364	-0.5pp $320	base $276	+0.5pp $231	+1.0pp $185

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: $43,500
• Closing costs: $5,220
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1617 Verdin Rd Fort Worth, TX	3.0	2.0	1192	$1,700	$1.43	10d	1	0.04mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	184d	1	0.18mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	184d	1	0.20mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	184d	1	0.23mi
1638 Verdin RD Fort Worth, TX	3.0	2.0	1033	$1,650	$1.60	3d	1	0.27mi
1500 Silver Oak Ln Fort Worth, TX	3.0	2.5	1243	$1,875	$1.51	113d	1	0.27mi
1436 Mahogany Ln Fort Worth, TX	3.0	2.0	1392	$2,100	$1.51	93d	1	0.28mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	184d	1	0.28mi
1528 Pine Ln Fort Worth, TX	3.0	2.5	1285	$1,685	$1.31	69d	1	0.29mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	184d	1	0.31mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,659	$1.31	122d	1	0.32mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	153d	1	0.33mi
1412 Silver Oak Ln Fort Worth, TX	3.0	2.0	1411	$1,900	$1.35	72d	1	0.33mi
1456 Pine Ln Fort Worth, TX	3.0	2.0	1312	$1,600	$1.22	43d	1	0.34mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,850	$1.57	57d	1	0.35mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	161d	1	0.35mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	159d	1	0.35mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	184d	1	0.35mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	153d	1	0.38mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,670	$1.27	123d	1	0.39mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	161d	1	0.41mi
1421 Castle Ridge Rd Fort Worth, TX	3.0	2.0	1268	$1,765	$1.39	133d	1	0.42mi
1413 Castle Ridge Rd Fort Worth, TX	3.0	2.0	1420	$1,795	$1.26	38d	1	0.43mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	165d	1	0.44mi
10636 Many Oaks Dr Fort Worth, TX	3.0	3.0	1326	$1,399	$1.06	90d	1	0.44mi
10636 Many Oaks Dr Fort Worth, TX	3.0	3.0	1326	$1,399	$1.06	10d	1	0.44mi
1336 Castle Ridge Rd Fort Worth, TX	3.0	2.0	1468	$1,775	$1.21	96d	1	0.46mi
1341 Castle Ridge Rd Fort Worth, TX	2.0	1.0	1030	$1,575	$1.53	91d	1	0.47mi
10752 Many Oaks Dr Fort Worth, TX	3.0	2.5	1312	$1,755	$1.34	132d	1	0.47mi
1429 Royal Meadows Trl Fort Worth, TX	3.0	2.0	1468	$1,995	$1.36	80d	1	0.49mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$1,860	$1.28	10d	1	0.53mi
1800 Oak Grove Rd E Burleson, TX	3.0	2.0	1392	$2,070	$1.49	82d	3	0.60mi
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0–3.0	1560	$1,875	$1.20	0d	1	0.60mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	3d	1	0.68mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	145d	1	0.73mi
9117 S Race St Fort Worth, TX	2.0	2.0	1072	$1,408	$1.31	29d	1	0.75mi
9085 S Race St Fort Worth, TX	2.0	2.0	1072	$1,198	$1.12	64d	1	0.76mi
1121 Sandalwood Dr Fort Worth, TX	3.0	2.0	1363	$1,800	$1.32	93d	1	0.81mi
9700 Sierra Grande Dr Fort Worth, TX	3.0	2.0	1316	$1,795	$1.36	99d	1	0.84mi
1316 Talton Ave Fort Worth, TX	3.0	2.0	1316	$2,225	$1.69	130d	1	0.87mi

Listing history 6 events

1. 2026-06-15
   days on market $173,999 Active 8 DOM
2. 2026-06-13
   days on market $173,999 Active 6 DOM
3. 2026-06-09
   days on market $173,999 Active 2 DOM
4. 2026-06-08
   price $173,999 Active 1 DOM
5. 2026-06-08
   remarks 414-char remark
6. 2026-06-08
   listed $198,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,458
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$5,062
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $3,174/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,165–$15,495 screening

This single-level home showcases a spacious open floorplan with modern finishes and a good condition. It is ready for move-in and would benefit from a fresh coat of paint on the exterior siding and trimming the landscaping for a more appealing curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Trim landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary John And Polly Townley El F TX #3,785/4,322 Nat'l #34,815/41,679 Middle Dan Powell Early Learning Academy High Everman H S F TX #1,250/1,632 Nat'l #12,347/17,239

Schools (NCES district)

• District: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

A Composite livability gradescore 80/100

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,380,417 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 1%

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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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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