8381 Davis Blvd #306 · North Richland Hills, TX 76182

$189,000

2 bd · 1.0 ba · 1,224 sqft · Condo public records · 114 Days on market

55+ age-restricted Built 2023 Excellent condition Garage $2013/mo HOA

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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 +13.3/15.0
• Cash flow +7.5/30.0
• Schools +7.1/10.0
• 1% rule +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

UNIQUE OPPORTUNITY TO BUY INTO AN ACTIVE ADULT 62+ COOPERATIVE COMMUNITY! IT'S NOT AN HOA COMMUNITY. COOPERATTIVE LIVING IS A HOMEOWNERSHIP MODEL NEW TO THE DFW HOUSING MARKET BUT IS COMMON IN NYC, CHICAGO, SAN FRANCISCO, DC, AND THE MIDWEST. THE VILLAGE COOPERATIVE COMMUNITY OFFERS A LOW MAINTENANCE LIFESTYLE WITH NO WORRIES WHERE YOUR EQUITY SHARE INCREASES 3% EVERY YEAR THE MEMBER LIVES AT THE VILLAGE COOPERATIVE OF CENTURY HILLS. YOU WILL FALL IN LOVE WITH THIS SPACIOUS SINGLE LEVEL OPEN FLOOR PLAN WITH LUXURY VINYL FLOORING, QUARTZ COUNTERTOPS, STAINLESS STEEL REFRIGERATOR, FULL SIZE WASHER & DRYER, AND LARGE PANTRY WITH CUSTOM SHELVING, COFFEE BAR AND EXTRA STORAGE.

Key facts

• Open floor plan
• Quartz countertops
• Large pantry

Tags

• OPEN FLOOR PLAN
• LUXURY VINYL FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS STEEL REFRIGERATOR
• FULL SIZE WASHER AND DRYER
• LARGE PANTRY

🏢 Co-op / cooperative unit. The $189,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $189k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate -5.5% vs local median 3.4% in North Richland Hills — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: amenities F, commute F, health & safety D-.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Liberty El (math 72% / reading 62%, grade B+, #199 of 4,322 statewide, top 5%, 474 students, 7% FRL); Indian Springs Middle (math 60% / reading 61%, grade B+, #154 of 1,662 statewide, top 9%, 901 students, 15% FRL); Keller H S (math 68% / reading 83%, grade A-, #78 of 1,632 statewide, top 5%, 3,089 students, 8% FRL).
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Keller ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.2%/yr); 301 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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

• It's been on market 114 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 104% of rent.
• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,990 (9.0% 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 114 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: -5.46%
• Cash-on-cash: -41.99%
• DSCR: -0.87
• GRM: 8.1

CMA / ARV

• ARV (median comp): $217,050
• List price: $189,000
• Delta: -12.92%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8381 Davis Blvd #208	0.00mi	2/2.0	1,479 (+21%)	8mo	$204,599	$138	64
7304 Davis Blvd	1.49mi	2/2.0	1,118 (-9%)	6mo	$229,500	$205	42
8632 Timber Dr	0.46mi	3/2.0 (+1)	1,514 (+24%)	7mo	$379,500	$251	39
7224 Shady Grove Rd	1.44mi	1/1.0 (-1)	1,155 (-6%)	14mo	$1,300,000	$1,126	38
7310 Davis Blvd	1.47mi	3/2.0 (+1)	1,283 (+5%)	14mo	$225,000	$175	36
7716 Evergreen Ave	1.46mi	3/2.0 (+1)	1,337 (+9%)	10mo	$275,000	$206	33
8317 Elm Ct	1.49mi	3/2.0 (+1)	1,515 (+24%)	6mo	$249,000	$164	26
8401 Springbrook Ct	1.48mi	3/2.0 (+1)	1,390 (+14%)	16mo	$318,000	$229	20
8521 Brookridge Dr	1.49mi	3/2.0 (+1)	1,510 (+23%)	14mo	$400,000	$265	19
7316 Stonedale Ct	1.42mi	3/2.0 (+1)	1,478 (+21%)	16mo	$359,500	$243	18
7324 Stonedale Ct	1.39mi	3/2.0 (+1)	1,429 (+17%)	17mo	$326,400	$228	17
7412 Forrest Ln	1.37mi	3/2.0 (+1)	1,487 (+22%)	30mo	$375,000	$252	11

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -1.81×
• Total profit: $-148,756
• Equity at exit: $28,181

10-year hold

• IRR: —
• Equity multiple: -4.33×
• Total profit: $-282,122
• Equity at exit: $16,341

Cash invested: $52,920 (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 76182

• Rents YoY: 2.2%
• Active inventory: 301
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$298 /mo · $3,573/yr
• Insurance: −$79
• HOA: −$2,013
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-1,852

Break-even live

Break-even rent $4,279

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,745	-5% $-1,798	+0% $-1,852	+5% $-1,905	+10% $-1,959
Rent	-10% $-2,005	-5% $-1,928	+0% $-1,852	+5% $-1,775	+10% $-1,699
Rate	-1.0pp $-1,757	-0.5pp $-1,804	base $-1,852	+0.5pp $-1,901	+1.0pp $-1,951

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7465 Timberhill Dr North Richland Hills, TX	3.0	2.0	1434	$1,945	$1.36	36d	1	1.35mi
7324 Davis Blvd Apt B North Richland Hills, TX	2.0	2.0	1201	$1,550	$1.29	50d	1	1.42mi

Property features AI

Finance

• Other: Property is part of Village Cooperative of Century Hills complexComplex meets ADA guidelines
• Financial info: Second mortgage: noneLoan type: Treat As Clear
• HOA & community: Monthly association with management by ParamarkAssociation includes full use of facilities, insurance, grounds and structure maintenance, management fees, security, sewer, and waterCommunity features include club house, common elevator, community sprinkler, fitness center, and electric car charging stationAge-restricted / senior community

Exterior

• Parking: Assigned covered parkingAttached garage (heated) with garage door opener and 1 garage spaceAdditional parkingCarport (1 space)Storage and workshop space in garage
• Security: Fire sprinkler systemFire alarmSmoke detectorsCarbon monoxide detectorsSecurity systemKey card entry
• Utilities: City waterCity sewerCable availableCommunity mailbox
• Home design: Condominium (attached property)Three-story buildingUnit located on floor 3Accessible features including ramp, accessible full bath, bedroom, doors, elevator, entrance, hallway(s), and kitchen (meets ADA guidelines)Preowned (built 2023)
• Construction: Built in 2023Brick and board & batten siding exteriorComposition roofHas basement
• Exterior features: Covered porch(es)Covered patio/porchFire pitGardensGas grill / outdoor grill / outdoor living centerGuttersSprinkler systemLandscaped yardMany trees

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorPantry
• Bedrooms: Primary bedroom (level 1) with custom closet system, dual sinks, and walk-in closetSecond bedroom (level 1) with split-bedroom layout
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroomPrimary bath with double vanity
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Open floorplanGranite countersPantryDecorative lightingDouble vanityFlat screen wiringCable TV availableHigh speed internet availableWindow coveringsElevatorWalk-in closet(s)Built-in cabinets (utility room)
• Laundry & utility: Full-size washer/dryer areaWasher hookupElectric dryer hookupUtility room / separate utility area (built-in cabinets)Washer/dryer on site

HOA detail $2,013/mo · $24,156/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $189,000 Active 114 DOM
2. 2026-09-22
   days on market $189,000 Active 113 DOM
3. 2026-09-21
   days on market $189,000 Active 112 DOM
4. 2026-09-20
   days on market $189,000 Active 111 DOM
5. 2026-09-19
   days on market $189,000 Active 110 DOM
6. 2026-09-18
   days on market $189,000 Active 109 DOM
7. 2026-09-17
   days on market $189,000 Active 108 DOM
8. 2026-09-16
   days on market $189,000 Active 107 DOM
9. 2026-09-15
   days on market $189,000 Active 106 DOM
10. 2026-09-14
    days on market $189,000 Active 105 DOM
11. 2026-09-13
    days on market $189,000 Active 104 DOM
12. 2026-09-13
    days on market $189,000 Active 103 DOM
13. 2026-09-11
    days on market $189,000 Active 102 DOM
14. 2026-09-05
    days on market $189,000 Active 96 DOM
15. 2026-09-04
    days on market $189,000 Active 95 DOM
16. 2026-09-02
    days on market $189,000 Active 93 DOM
17. 2026-08-31
    days on market $189,000 Active 91 DOM
18. 2026-08-29
    days on market $189,000 Active 89 DOM
19. 2026-08-28
    days on market $189,000 Active 88 DOM
20. 2026-08-27
    days on market $189,000 Active 87 DOM
21. 2026-08-25
    days on market $189,000 Active 85 DOM
22. 2026-08-24
    days on market $189,000 Active 84 DOM
23. 2026-08-23
    days on market $189,000 Active 83 DOM
24. 2026-08-22
    days on market $189,000 Active 82 DOM
25. 2026-08-21
    days on market $189,000 Active 81 DOM
26. 2026-08-20
    days on market $189,000 Active 80 DOM
27. 2026-08-19
    days on market $189,000 Active 79 DOM
28. 2026-08-18
    days on market $189,000 Active 78 DOM
29. 2026-08-17
    days on market $189,000 Active 77 DOM
30. 2026-08-16
    days on market $189,000 Active 76 DOM
31. 2026-08-15
    days on market $189,000 Active 75 DOM
32. 2026-08-14
    days on market $189,000 Active 74 DOM
33. 2026-08-13
    days on market $189,000 Active 73 DOM
34. 2026-08-12
    days on market $189,000 Active 72 DOM
35. 2026-08-11
    days on market $189,000 Active 71 DOM
36. 2026-08-10
    days on market $189,000 Active 70 DOM
37. 2026-08-09
    days on market $189,000 Active 69 DOM
38. 2026-08-08
    days on market $189,000 Active 68 DOM
39. 2026-08-06
    days on market $189,000 Active 66 DOM
40. 2026-08-05
    days on market $189,000 Active 65 DOM
41. 2026-08-04
    days on market $189,000 Active 64 DOM
42. 2026-08-03
    days on market $189,000 Active 63 DOM
43. 2026-07-31
    days on market $189,000 Active 60 DOM
44. 2026-07-30
    days on market $189,000 Active 58 DOM
45. 2026-07-28
    days on market $189,000 Active 57 DOM
46. 2026-07-26
    days on market $189,000 Active 55 DOM
47. 2026-07-24
    days on market $189,000 Active 53 DOM
48. 2026-07-23
    days on market $189,000 Active 52 DOM
49. 2026-07-22
    days on market $189,000 Active 51 DOM
50. 2026-07-21
    days on market $189,000 Active 50 DOM

ⓘ 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: $3,573 · $298/mo
• Projected year-2 tax: $3,573 · $298/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,222
• − Mortgage interest: −$10,587
• − Property taxes: −$3,573
• − Insurance: −$945
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$24,156
• − Depreciation: −$5,498
• Taxable loss: −$25,253
• Est. tax savings @ 24.0%: +$6,061
• After-tax cash flow: $-16,162/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

Excellent 95/100 None rehab

This property is in excellent condition with no visible repairs needed. It offers a low-maintenance lifestyle and numerous amenities, making it an attractive investment opportunity.

Value-add opportunities

• Resale Painting the exterior brick and siding — Enhances curb appeal and can add value to the property ↑
• Resale Landscaping improvements — A well-maintained landscape can increase the property's curb appeal and value ↑

B Composite school gradezoned avg 70/100

Zoned Schools

Elementary Liberty El B+ TX #199/4,322 Nat'l #4,366/41,679 Middle Keller Middle A TX #69/1,662 Nat'l #913/14,009 High Keller H S A- TX #78/1,632 Nat'l #1,527/17,239

Schools (NCES district)

• District: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 of 826 in TX

B Composite livability gradescore 71/100

Livability — North Richland Hills

• Score: 71/100
• State rank: #286
• US rank: #6602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Richland Hills, TX
• County: Tarrant County · 2,380,417 people
• City population: 68,613
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,242
• Household income: $120,558
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 13% 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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 8% Arabic 1% Other Indo-European 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: ▼ -168.20%
• Current HPI: 277.0162
• Rent YoY: ▲ 2.23%
• 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

Property features AI

Finance

• Other: Property is part of Village Cooperative of Century Hills complexComplex meets ADA guidelines
• Financial info: Second mortgage: noneLoan type: Treat As Clear
• HOA & community: Monthly association with management by ParamarkAssociation includes full use of facilities, insurance, grounds and structure maintenance, management fees, security, sewer, and waterCommunity features include club house, common elevator, community sprinkler, fitness center, and electric car charging stationAge-restricted / senior community

Exterior

• Parking: Assigned covered parkingAttached garage (heated) with garage door opener and 1 garage spaceAdditional parkingCarport (1 space)Storage and workshop space in garage
• Security: Fire sprinkler systemFire alarmSmoke detectorsCarbon monoxide detectorsSecurity systemKey card entry
• Utilities: City waterCity sewerCable availableCommunity mailbox
• Home design: Condominium (attached property)Three-story buildingUnit located on floor 3Accessible features including ramp, accessible full bath, bedroom, doors, elevator, entrance, hallway(s), and kitchen (meets ADA guidelines)Preowned (built 2023)
• Construction: Built in 2023Brick and board & batten siding exteriorComposition roofHas basement
• Exterior features: Covered porch(es)Covered patio/porchFire pitGardensGas grill / outdoor grill / outdoor living centerGuttersSprinkler systemLandscaped yardMany trees

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorPantry
• Bedrooms: Primary bedroom (level 1) with custom closet system, dual sinks, and walk-in closetSecond bedroom (level 1) with split-bedroom layout
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroomPrimary bath with double vanity
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Open floorplanGranite countersPantryDecorative lightingDouble vanityFlat screen wiringCable TV availableHigh speed internet availableWindow coveringsElevatorWalk-in closet(s)Built-in cabinets (utility room)
• Laundry & utility: Full-size washer/dryer areaWasher hookupElectric dryer hookupUtility room / separate utility area (built-in cabinets)Washer/dryer on site

Price history

1 event — show timeline

• 2026-05-27 Listed $189,000 NTREIS

Property tax history

-38.8%/yr

Latest (2025): $3,573 · -38.8% YoY. Source: county tax records.