5506 Urbanview St · Sansom Park, TX 76114

$99,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.32 ac lot

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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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5506 Urbanview St, a stunning fully remodeled gem nestled in the heart of Samson Park! This beautifully updated 3-bedroom, 1-bath home offers modern living on a spacious lot—perfect for those who love both style and space. Step inside to an inviting open layout filled with natural light and modern charm. The completely redesigned kitchen features all new quartz countertops, new cabinetry, new stainless steel appliances, and a family style dining area. Luxury vinyl plank flooring runs through the home while carpet accents the bedrooms. The three fresh bedrooms offer comfort and versatility, while the fully renovated bathroom features sleek tile work, a stylish vanity, and a linen closet. Situated on a large lot, the backyard provides endless possibilities—garden, build, entertain, or just enjoy wide-open outdoor space. There’s plenty of room for expansion, a pool, or a workshop. Located just minutes from downtown Fort Worth, Trinity Trails, and major highways, this home blends quiet neighborhood charm with city convenience. Don’t miss the opportunity to own this like-new home on an oversized lot—schedule your private showing today!

Key facts

• 0.32 acre lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Parcel number 02682249
• Financial info: No second mortgage indicated; Listing handled as clear title/loan type treated as clear
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 1 vehicle; Attached garage with 1 garage space; Driveway and concrete parking surfaces
• Security: No accessibility features indicated
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 1955; Not attached to another property
• Construction: Built in 1955
• Exterior features: Lot under half an acre (approx. 0.323 acres); Located in Sansom Park Add subdivision

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; Five total rooms; One living area; One dining area; No fireplaces
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 69/100 on livability (#403 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, amenities F.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joy James Academy of Leadership (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 446 students, 89% FRL) — zoned schools average 89% FRL vs 72% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 153 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 4.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $205,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5506 Urbanview St	0.00mi	3/1.0	1,038 (+6%)	7mo	$239,000	$230	85
5508 Terrace Trl	0.14mi	2/1.0 (-1)	1,020 (+4%)	6mo	$119,900	$118	78
5716 Cowden St	0.44mi	3/1.0	990 (+1%)	7mo	$159,000	$161	72
5313 Graham St	0.51mi	3/1.0	1,026 (+4%)	4mo	$130,000	$127	66
5517 Flagstone Dr	0.12mi	2/2.0 (-1)	1,040 (+6%)	12mo	$209,000	$201	66
5524 Korth St	0.53mi	3/1.0	1,022 (+4%)	12mo	$219,500	$215	59
4817 Urbanview St	0.64mi	3/1.0	955 (-3%)	10mo	$199,900	$209	57
2220 Andover St	0.50mi	2/1.0 (-1)	1,040 (+6%)	8mo	$230,000	$221	56
3319 24th St	0.69mi	3/2.0	998 (+1%)	14mo	$234,000	$234	50
5569 Korth St	0.47mi	2/1.0 (-1)	888 (-10%)	12mo	$157,500	$177	47
2421 Arrow Ln	0.55mi	2/2.0 (-1)	1,104 (+12%)	4mo	$250,000	$226	42
5804 Isbell St	0.71mi	3/2.0	847 (-14%)	10mo	$140,000	$165	31

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,949
• Equity at exit: $14,761

10-year hold

• IRR: 5.3%
• Equity multiple: 1.37×
• Total profit: $10,288
• Equity at exit: $8,560

Cash invested: $27,720 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 153
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$519
• Tax from tax record: −$384 /mo · $4,613/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $229

Break-even live

Break-even rent $1,196

Max offer price $99,000

Occupancy floor 80%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 Calloway St Fort Worth, TX	3.0	2.0	964	$1,375	$1.43	44d	1	0.33mi
5217 Calloway St Unit B Fort Worth, TX	3.0	2.0	964	$1,275	$1.32	44d	1	0.33mi
5217 Calloway St Unit B Fort Worth, TX	3.0	2.0	964	$1,275	$1.32	24d	1	0.33mi
5205 Calloway St Fort Worth, TX	2.0	1.0	872	$1,495	$1.71	44d	1	0.35mi
2762 Beverly Hills Dr Fort Worth, TX	2.0	1.0	720	$1,600	$2.22	24d	1	0.40mi
5201 Azle Ave Unit 01 Fort Worth, TX	2.0	2.0	868	$1,250	$1.44	44d	1	0.59mi
5600 Azle Ave Fort Worth, TX	1.0–2.0	1.0–2.0	935	$1,362	$1.46	21d	7	0.70mi
3665 Marine Creek Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	896	$1,770	$1.98	2d	36	0.81mi
5712 Azle Ave Unit 2121 Fort Worth, TX	2.0	2.0	963	$1,229	$1.28	3d	1	0.81mi
5712 Azle Ave Unit 5769 Fort Worth, TX	2.0	2.0	963	$1,262	$1.31	44d	1	0.81mi
2213 Capri Dr Unit 212 Fort Worth, TX	2.0	1.0	600	$1,100	$1.83	24d	1	0.86mi
2213 Capri Dr Fort Worth, TX	2.0	1.0	600	$1,150	$1.92	20d	2	0.86mi
2213 Capri Dr Unit 105 Fort Worth, TX	2.0	1.0	600	$1,200	$2.00	24d	1	0.86mi
2213 Capri Dr Fort Worth, TX	2.0	1.0	500	$1,099	$2.20	3d	4	0.86mi
2213 Capri Dr Unit 117 Fort Worth, TX	2.0	1.0	600	$1,100	$1.83	22d	1	0.86mi
2801 NW 19th St Apt B Fort Worth, TX	2.0	1.0	672	$1,495	$2.22	21d	1	1.07mi
2801 NW 19th St Unit 2 Fort Worth, TX	2.0	1.0	672	$1,495	$2.22	13d	1	1.07mi
6303 Shady Oaks Manor Dr Fort Worth, TX	3.0	1.0–2.0	931	$1,605	$1.72	3d	44	1.13mi
3217 NW 29th St Apt 103 Fort Worth, TX	2.0	1.0	691	$1,299	$1.88	24d	1	1.17mi
2701 NW 18th St #2 Fort Worth, TX	3.0	1.5	800	$1,345	$1.68	7d	1	1.18mi
6555 Shady Oaks Manor Dr Fort Worth, TX	1.0–2.0	1.0–2.0	689	$1,401	$2.03	3d	18	1.43mi
2327 Wagner Ave Fort Worth, TX	2.0	1.0	725	$1,050	$1.45	44d	1	1.49mi

Listing history 4 events

1. 2026-06-15
   days on market $99,000 Active 4 DOM
2. 2026-06-13
   days on market $99,000 Active 2 DOM
3. 2026-06-13
   remarks 181-char remark
4. 2026-06-13
   listed $99,000 Active 1 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: $4,613 · $384/mo
• Projected year-2 tax: $4,613 · $384/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,826
• − Mortgage interest: −$5,546
• − Property taxes: −$4,613
• − Insurance: −$495
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,880
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,399/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 of 826 in TX

Livability — Sansom Park

• Score: 69/100
• State rank: #403
• US rank: #8368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sansom Park, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

-60.4% since first listed

7 events — show timeline

• 2026-06-11 Listed $99,000 NTREIS
• 2025-11-17 Sold (Public Records) — Public Records
• 2025-11-14 Sold (MLS) — NTREIS
• 2025-10-26 Pending — NTREIS
• 2025-08-19 Price Changed $239,000 NTREIS
• 2025-06-24 Listed $250,000 NTREIS
• 1993-07-28 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $4,613 · +1.9% YoY. Source: county tax records.