1628 Verdin Rd · Fort Worth, TX 76140

$185,999

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 5 Days on market

Built 2025 Good condition 5,271 sqft lot Est $216k · 14% under $42/mo HOA · 2% of rent

---

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 +17.9/30.0
• ARV discount +13.7/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 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. 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 an outdoor 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 OUTDOOR SPACE

Property features AI

Finance

• Other: Address: 1628 Verdin Rd, Fort Worth TX 76140; Virtual tour available
• Financial info: List price $185,999

Exterior

• Home design: Gates plan
• Construction: New construction
• Exterior features: Living area approximately 1192

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec new construction home; Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Cap rate 7.3% 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 at typical pace (median 14d 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).

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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $185,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $215,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1657 Limpkin Dr	0.14mi	3/2.0	1,266 (+6%)	1mo	$270,999	$214	83
1633 Limpkin Dr	0.14mi	3/2.0	1,266 (+6%)	2mo	$231,999	$183	81
1609 Limpkin Dr	0.17mi	3/2.0	1,266 (+6%)	1mo	$229,549	$181	81
1665 Stellar Sea Ln	0.19mi	3/2.0	1,266 (+6%)	3mo	$228,999	$181	78
1664 Stellar Sea Ln	0.22mi	3/2.0	1,266 (+6%)	2mo	$272,674	$215	77
1608 Limpkin Dr	0.19mi	3/2.0	1,266 (+6%)	5mo	$245,199	$194	76
1617 Stellar Sea Ln	0.20mi	3/2.0	1,266 (+6%)	7mo	$229,724	$181	75
1641 Stellar Sea Ln	0.19mi	3/2.0	1,266 (+6%)	8mo	$227,899	$180	75
10605 Many Oaks Dr	0.38mi	3/2.5	1,286 (+8%)	3mo	$208,500	$162	65
10724 Wild Oak Dr	0.38mi	3/2.0	1,312 (+10%)	6mo	$225,999	$172	61
10713 Many Oaks Dr	0.39mi	3/2.5	1,336 (+12%)	3mo	$208,000	$156	57
9825 Teton Vista Dr	0.74mi	3/2.0	1,316 (+10%)	7mo	$306,900	$233	42

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-25,450
• Equity at exit: $27,733

10-year hold

• IRR: -10.9%
• Equity multiple: 0.43×
• Total profit: $-29,693
• Equity at exit: $16,082

Cash invested: $52,080 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,790/yr
• Insurance: −$77
• HOA: −$42
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $156

Break-even live

Break-even rent $1,680

Max offer price $185,999

Occupancy floor 87%

Sensitivity live

Price	-10% $285	-5% $220	+0% $156	+5% $92	+10% $28
Rent	-10% $8	-5% $82	+0% $156	+5% $230	+10% $304
Rate	-1.0pp $250	-0.5pp $203	base $156	+0.5pp $108	+1.0pp $59

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: $46,500
• Closing costs: $5,580
• 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	45d	1	0.18mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	45d	1	0.20mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	45d	1	0.23mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.28mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	45d	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	14d	1	0.33mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	45d	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	20d	1	0.35mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	45d	1	0.35mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	14d	1	0.38mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	5d	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	4d	1	0.88mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	45d	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	45d	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	45d	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	45d	1	1.29mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,272	$1.19	45d	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	14d	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

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 5 events

1. 2026-06-21
   days on market $185,999 Active 5 DOM
2. 2026-06-18
   days on market $185,999 Active 2 DOM
3. 2026-06-17
   listing id $185,999 Active 1 DOM
4. 2026-06-15
   remarks 394-char remark
5. 2026-06-15
   listed $185,999 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: $22,534
• − Mortgage interest: −$10,419
• − Property taxes: −$2,790
• − Insurance: −$930
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$504
• − Depreciation: −$5,411
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $2,143/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 · 3 photos

Good 75/100 Cosmetic rehab

This single-level home is in good condition with a modern kitchen and well-maintained exterior. It is ready for a fresh coat of paint and some landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.
• Resale Kitchen backsplash — A backsplash can add visual interest and protect the walls from spills and stains.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and protect the walls from spills and stains. ↑

ⓘ 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