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 Est $207k · 16% 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 +21.9/30.0
• ARV discount +14.6/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• 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

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-06-07
• Financial info: List price $198,999

Exterior

• Home design: Single-family new construction (Windrow plan); Spec inventory type
• Exterior features: Living area approximately 1,033; Address: 1631 Verdin Rd, Fort Worth, TX 76140

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction, Windrow plan); 2 total bathrooms

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 $273 ($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 3.9% 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: schools D+, 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.
• Market conditions: Rents flat; 389 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $206,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Pine Ln	0.26mi	3/1.5	1,098 (+6%)	11mo	$192,000	$175	66
1304 Pine Ln	0.42mi	3/2.0	1,094 (+6%)	10mo	$219,000	$200	62
10701 Many Oaks Dr	0.39mi	3/2.0	1,091 (+6%)	14mo	$215,000	$197	61
9837 Teton Vista Dr	0.72mi	2/1.0 (-1)	936 (-9%)	22mo	$240,000	$256	23

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-16,050
• Equity at exit: $25,944

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-11,907
• 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 →

ZIP-level market 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 389
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$217 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $273

Break-even live

Break-even rent $1,522

Max offer price $173,999

Occupancy floor 80%

Sensitivity live

Price	-10% $393	-5% $333	+0% $273	+5% $213	+10% $153
Rent	-10% $126	-5% $199	+0% $273	+5% $347	+10% $421
Rate	-1.0pp $361	-0.5pp $317	base $273	+0.5pp $228	+1.0pp $182

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	44d	1	0.18mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	44d	1	0.20mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	44d	1	0.23mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	44d	1	0.28mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	44d	1	0.31mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	8d	1	0.32mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	13d	1	0.33mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	44d	1	0.35mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	21d	1	0.35mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	19d	1	0.35mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	44d	1	0.35mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	13d	1	0.38mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	4d	1	0.39mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	21d	1	0.41mi
1421 Castle Ridge Rd Fort Worth, TX	3.0	2.0	1268	$1,815	$1.43	0d	1	0.42mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	25d	1	0.44mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	6d	1	0.53mi
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0	1392	$1,795	$1.29	0d	14	0.60mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	23d	1	0.68mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	5d	1	0.73mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	3d	1	0.88mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	44d	1	0.88mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,080	$1.13	0d	1	0.94mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	25d	1	0.96mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	8d	1	0.96mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	8d	1	1.00mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	8d	1	1.06mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	44d	1	1.06mi
1313 Redpine Dr Fort Worth, TX	3.0	2.0	1316	$2,005	$1.52	0d	1	1.07mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	44d	1	1.25mi
9053 S Race St Unit 3121 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	0d	1	1.29mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	44d	1	1.29mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,272	$1.19	44d	1	1.29mi
9053 S Race St Unit 2121 Fort Worth, TX	2.0	2.0	1072	$1,227	$1.14	0d	1	1.29mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,570	$1.32	13d	1	1.29mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,413	$1.19	0d	1	1.29mi
9053 S Race St Unit 9110 Fort Worth, TX	2.0	2.0	1072	$1,186	$1.11	0d	1	1.29mi
9000 Balch St Unit 512 Everman, TX	2.0	2.0	1100	$966	$0.88	0d	1	1.30mi
9000 Balch St Unit 612 Everman, TX	3.0	2.0	1277	$1,093	$0.86	0d	1	1.30mi
1794 Farleigh Ct Fort Worth, TX	3.0	2.5	1440	$1,495	$1.04	8d	1	1.32mi

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: $22,414
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$5,062
• Taxable income: $540
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,148/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 2,033,669 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: 1264.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -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

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