412 Crestview Dr · Kennedale, TX 76060

$196,500

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 42 Days on market

Built 1950 10,019 sqft lot $107/sqft · 32% below area Est $291k · 32% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-2.5 older home in Downtown Kennedale. Walking distance to all that Kennedale has to offer. Opportunity for investor; leased by long time tenant.

Key facts

• 0.23 acre lot
• Built 1950
• Listed 42 days

Property features AI

Finance

• Other: Possession in 30–90 days; For sale (active listing)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1950; One story
• Construction: Composition roof; No barns
• Exterior features: Lot under 0.5 acre (about 0.23 acre); Subdivision: JESSE B SURVEY ABSTRACT

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on level 1 (approx. 10 x 10)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area; One dining area; Other interior features

🏷️ Possibly a rental listed for sale. The $196,500 price doesn't fit this home's estimated sale value (~$290,898) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $191k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.9% in Kennedale — 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 70/100 on livability (#340 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kennedale ISD (suburban): math 27% / reading 37% proficiency, ranked #522 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James F Delaney El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 661 students, 64% FRL) — zoned schools average 64% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,605 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (median comp): $290,898
• List price: $196,500
• Delta: -32.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Hilltop Ct	0.25mi	3/2.0	1,859 (+1%)	5mo	$329,975	$178	82
203 W 5th St	0.21mi	4/2.0 (+1)	1,784 (-3%)	2mo	$259,000	$145	78
617 Ruth Dr	0.30mi	4/2.0 (+1)	1,810 (-1%)	12mo	$345,000	$191	69
603 Ruth Dr	0.22mi	4/3.0 (+1)	1,975 (+8%)	10mo	$285,000	$144	60
217 Arthur Dr	0.45mi	3/2.0	1,914 (+4%)	15mo	$339,999	$178	59
311 W 5th St	0.28mi	4/2.0 (+1)	1,720 (-6%)	18mo	$285,000	$166	56
404 W 3rd St	0.33mi	4/2.0 (+1)	2,067 (+13%)	5mo	$400,000	$194	54
344 Daleview Dr	0.47mi	3/2.0	2,061 (+12%)	21mo	$345,000	$167	40
325 Daleview Dr	0.44mi	4/2.0 (+1)	2,015 (+10%)	22mo	$360,500	$179	39

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 · 5.99% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $947
• Equity at exit: $29,299

10-year hold

• IRR: 13.0%
• Equity multiple: 2.18×
• Total profit: $64,901
• Equity at exit: $16,990

Cash invested: $55,020 (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 76060

• Home prices YoY: -5.1%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,030
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $403

Break-even live

Break-even rent $1,766

Max offer price $196,500

Occupancy floor 77%

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: $49,125
• Closing costs: $5,895
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 Vandalia Trl Arlington, TX	3.0	2.0	1638	$1,995	$1.22	44d	1	1.29mi
5900 Aloe Ct Arlington, TX	3.0	2.0	1579	$2,250	$1.42	24d	1	1.36mi
1045 Cydnie St Kennedale, TX	3.0	2.0	2150	$2,995	$1.39	1d	1	1.39mi
5905 Aloe Ct Arlington, TX	3.0	2.0	1584	$2,235	$1.41	12d	1	1.40mi
6116 Silkcrest Trl Arlington, TX	4.0	2.0	2010	$2,500	$1.24	43d	1	1.44mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	17d	1	1.49mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	4d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $196,500 Active 42 DOM
2. 2026-06-17
   days on market $196,500 Active 41 DOM
3. 2026-06-16
   days on market $196,500 Active 40 DOM
4. 2026-06-15
   days on market $196,500 Active 39 DOM
5. 2026-06-13
   days on market $196,500 Active 37 DOM
6. 2026-06-09
   days on market $196,500 Active 33 DOM
7. 2026-06-08
   days on market $196,500 Active 32 DOM
8. 2026-06-07
   days on market $196,500 Active 31 DOM
9. 2026-06-04
   days on market $196,500 Active 28 DOM
10. 2026-06-03
    days on market $196,500 Active 27 DOM
11. 2026-06-02
    days on market $196,500 Active 26 DOM
12. 2026-06-01
    days on market $196,500 Active 25 DOM
13. 2026-05-31
    days on market $196,500 Active 24 DOM
14. 2026-05-07
    listed $196,500 Active 698-char remark
15. 2025-11-10
    soldstatus
16. 2013-01-15
    soldstatus Closed 146-char remark

    Show marketing remark (146 chars)

    3-2.5 older home in Downtown Kennedale. Walking distance to all that Kennedale has to offer. Opportunity for investor; leased by long time tenant.

17. 2012-08-21
    status Pending 146-char remark

    Show marketing remark (146 chars)

    3-2.5 older home in Downtown Kennedale. Walking distance to all that Kennedale has to offer. Opportunity for investor; leased by long time tenant.

18. 2012-06-16
    historical 146-char remark

    Show marketing remark (146 chars)

    3-2.5 older home in Downtown Kennedale. Walking distance to all that Kennedale has to offer. Opportunity for investor; leased by long time tenant.

19. 2012-06-12
    listed $74,000 Active 146-char remark

    Show marketing remark (146 chars)

    3-2.5 older home in Downtown Kennedale. Walking distance to all that Kennedale has to offer. Opportunity for investor; leased by long time tenant.

20. 2009-11-24
    soldstatus

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,596 · $300/mo
• Expected delta: +$200/yr (+$17/mo · 5.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,320
• − Mortgage interest: −$11,007
• − Property taxes: −$3,396
• − Insurance: −$982
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$5,716
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $4,395/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: Kennedale ISD
• NCES district ID: 4825500
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $70,497
• Composite: 29.79/100
• National rank: #6427
• State rank: #522 of 826 in TX

Livability — Kennedale

• Score: 70/100
• State rank: #340
• US rank: #7441

Category grades

Amenities F Commute F Cost of living A+ 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: Kennedale, TX
• County: Tarrant County · 2,033,669 people
• City population: 9,444
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,444
• Household income: $119,156
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 244.0

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 0.61)
• Race & ethnicity: White 57% Black 19% Hispanic / Latino 16% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Slovak 2% Subsaharan African 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 11% Vietnamese 2% Other Indo-European 2%

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: ▼ -14.02%
• Current HPI: 261.8007
• Rent YoY: ▲ 5.99%
• 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

+165.5% since first listed

7 events — show timeline

• 2026-05-07 Listed $196,500 NTREIS
• 2025-11-10 Sold (Public Records) — Public Records
• 2013-01-15 Sold (MLS) — NTREIS
• 2012-08-21 Pending — NTREIS
• 2012-06-16 Listing Removed — NTREIS
• 2012-06-12 Listed $74,000 NTREIS
• 2009-11-24 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,396 · -21.5% YoY. Source: county tax records.