6200 Big Springs Dr · Arlington, TX 76001

$249,500

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 1 Days on market

Built 1984 6,665 sqft lot Est $265k · 6% under

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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).

• Cash flow +11.1/30.0
• ARV discount +10.2/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! Welcome to 6200 Big Springs Drive in Arlington, Texas. Priced at just $249,500, this 3-bedroom, 2-bath home offers an incredible opportunity to own in one of Arlington’s most convenient locations. Ideally situated near major highways, this home provides quick access to shopping, dining, entertainment, and everything the DFW Metroplex has to offer. Just minutes from Arlington’s world-famous stadium district and the excitement surrounding the FIFA World Cup, you’ll love being close to some of the area’s most popular destinations. Inside, you’ll find a functional floor plan with comfortable living spaces, spacious bedrooms, and plenty

Key facts

• Convenient location
• Easy access to parks
• 6,665 sq ft lot

Tags

• CONVENIENT LOCATION
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO ENTERTAINMENT
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS

Property features AI

Finance

• Other: Subdivision: Glen View Add; Directions provided to property
• Financial info: Listing terms: Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Covered parking for 2; Driveway; Garage faces front; 2-car single door; No carport spaces
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single family residence; One story; Residential property; Built in 1984
• Construction: Brick construction; Composition roof; Preowned (built 1984)
• Exterior features: Covered porch(es); Wood fencing; Few trees; Interior lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Vaulted ceilings; Cable TV available; High-speed internet available; One living area; One dining area; Total living area 1320
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.4% below list).
• Recommended offer: $221k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.7% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute 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: R F Patterson El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 566 students, 61% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $220,956 (11.4% 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. 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. 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?
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: 0.89% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $265,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6009 Maple Springs Dr	0.14mi	3/2.0	1,314 (-0%)	2mo	$275,000	$209	91
6221 Maple Springs Dr	0.13mi	3/2.0	1,397 (+6%)	2mo	$294,900	$211	82
6114 Big Springs Dr	0.01mi	3/2.0	1,397 (+6%)	9mo	$259,900	$186	82
4400 Willow Crest Dr	0.44mi	3/2.0	1,320 (0%)	2mo	$265,000	$201	78
6219 Kelly Elliott Rd	0.25mi	3/2.0	1,233 (-7%)	0mo	$250,000	$203	77
6102 Kelly Elliott Dr	0.27mi	3/2.0	1,190 (-10%)	4mo	$238,000	$200	68
5910 Willow View Dr	0.51mi	3/2.0	1,415 (+7%)	4mo	$284,900	$201	61
6003 Springwood Dr	0.32mi	3/2.0	1,190 (-10%)	12mo	$250,000	$210	59
3906 Cedarwood Ct	0.55mi	3/2.0	1,409 (+7%)	5mo	$288,700	$205	59
4111 Cypress Springs Dr	0.49mi	3/2.0	1,399 (+6%)	12mo	$270,000	$193	57
4201 Highgrove Dr	0.70mi	3/2.0	1,441 (+9%)	6mo	$269,900	$187	47
5705 Kingstree Ct	0.50mi	2/2.0 (-1)	1,496 (+13%)	11mo	$269,900	$180	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-53,261
• Equity at exit: $37,201

10-year hold

• IRR: -28.7%
• Equity multiple: -0.13×
• Total profit: $-79,286
• Equity at exit: $21,572

Cash invested: $69,860 (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 76001

• Home prices YoY: -8.6%
• Rents YoY: -0.3%
• Active inventory: 146
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$435 /mo · $5,216/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-102

Break-even live

Break-even rent $2,338

Max offer price $231,568

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-31	+0% $-102	+5% $-172	+10% $-243
Rent	-10% $-276	-5% $-189	+0% $-102	+5% $-14	+10% $73
Rate	-1.0pp $24	-0.5pp $-38	base $-102	+0.5pp $-166	+1.0pp $-232

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6117 Autumn Springs Dr Arlington, TX	3.0	2.0	1710	$1,970	$1.15	25d	1	0.02mi
6108 Paradise Dr Arlington, TX	3.0	2.0	1437	$2,295	$1.60	8d	1	0.08mi
6217 Cool Springs Dr Arlington, TX	3.0	2.0	1723	$1,965	$1.14	25d	1	0.14mi
3924 Wentworth Dr Arlington, TX	3.0	2.0	1456	$2,000	$1.37	44d	1	0.15mi
6102 Cool Springs Dr Arlington, TX	3.0	2.0	1320	$2,075	$1.57	13d	1	0.16mi
6102 Cool Springs Dr Arlington, TX	3.0	2.0	1320	$2,075	$1.57	22d	1	0.16mi
6001 Maple Springs Dr Arlington, TX	3.0	2.0	1302	$1,900	$1.46	4d	1	0.18mi
6001 Maple Springs Dr Arlington, TX	3.0	2.0	1302	$1,900	$1.46	17d	1	0.18mi
6219 Kelly Elliott Rd Arlington, TX	3.0	2.0	1233	$1,999	$1.62	44d	1	0.24mi
6219 Kelly Elliott Rd Arlington, TX	3.0	2.0	1233	$1,900	$1.54	7d	1	0.24mi
6204 Kelly Elliott Rd Arlington, TX	3.0	2.0	1233	$1,810	$1.47	3d	1	0.24mi
6226 Hott Springs Dr Arlington, TX	3.0	2.0	1798	$2,045	$1.14	44d	1	0.24mi
6306 Big Springs Dr Arlington, TX	3.0	2.0	1550	$2,045	$1.32	2d	1	0.25mi
6104 Kelly Elliott Rd Arlington, TX	3.0	2.0	1542	$1,995	$1.29	22d	1	0.25mi
6308 Glen Echo Ln Arlington, TX	3.0	2.0	1767	$2,250	$1.27	22d	1	0.27mi
6100 Springwood Dr Arlington, TX	3.0	2.0	1190	$1,975	$1.66	21d	1	0.31mi
4104 Firethorn Dr Arlington, TX	3.0	2.0	1700	$2,385	$1.40	21d	1	0.36mi
6415 Elm Springs Dr Arlington, TX	3.0	2.0	1710	$2,100	$1.23	25d	1	0.41mi
5714 Louise Way Dr Arlington, TX	3.0	2.0	1835	$2,195	$1.20	6d	1	0.53mi
5714 Louise Way Dr Arlington, TX	3.0	2.0	1835	$2,195	$1.20	44d	1	0.53mi
6215 Roby Dr Arlington, TX	3.0	2.5	1720	$2,595	$1.51	44d	1	0.64mi
5715 Woodsetter Ct Arlington, TX	3.0	2.0	1116	$1,900	$1.70	7d	1	0.73mi
5617 Espanola Dr Arlington, TX	3.0	2.0	1240	$1,900	$1.53	20d	1	0.73mi
6600 Rivertrail Cir Arlington, TX	1.0–3.0	1.0–2.0	931	$1,961	$2.11	2d	15	0.77mi
4901 Pacific Dr Arlington, TX	1.0–3.0	1.0–2.0	1015	$1,573	$1.55	3d	35	0.79mi
6504 Falcon River Way Arlington, TX	1.0–3.0	1.0–2.0	903	$2,308	$2.55	3d	39	0.86mi
5317 Windy Meadow Dr Arlington, TX	3.0	2.0	1413	$1,900	$1.34	44d	1	0.96mi
3100 Joplin Rd Kennedale, TX	1.0–3.0	1.0–3.0	1151	$2,865	$2.49	2d	45	0.99mi
5104 Conchos Trl Arlington, TX	3.0	2.0	1664	$2,361	$1.42	44d	1	1.05mi
5021 Bayberry Dr Arlington, TX	3.0	2.0	1362	$2,300	$1.69	25d	1	1.06mi
5315 San Mateo Ct Arlington, TX	3.0	3.0	1482	$2,000	$1.35	8d	1	1.07mi
5900 U.S. 287 Frontage Rd Arlington, TX	2.0–3.0	2.5	1295	$2,714	$2.10	3d	10	1.11mi
6109 Kingswood Dr Arlington, TX	3.0	2.0	1759	$2,195	$1.25	44d	1	1.12mi
5402 Rimrock Ct Arlington, TX	4.0	2.0	1740	$2,400	$1.38	44d	1	1.17mi
5703 Sterling Green Trl Arlington, TX	3.0	2.0	1364	$1,885	$1.38	44d	1	1.26mi
4707 Burning Springs Dr Arlington, TX	3.0	2.0	1497	$2,000	$1.34	7d	1	1.27mi
4607 Andalusia Trl Arlington, TX	3.0	2.0	1664	$2,095	$1.26	15d	1	1.27mi
4607 Andalusia Trl Arlington, TX	3.0	2.0	1664	$2,095	$1.26	8d	1	1.27mi
5005 Coronet Ct Arlington, TX	3.0	2.0	1500	$2,199	$1.47	7d	1	1.27mi
5611 Autumn Wheat Trl Arlington, TX	3.0	2.0	1691	$2,350	$1.39	25d	1	1.29mi

Listing history 2 events

1. 2026-06-18
   remarks 669-char remark
2. 2026-06-18
   listed $249,500 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: $5,216 · $435/mo
• Projected year-2 tax: $5,216 · $435/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,515
• − Mortgage interest: −$13,976
• − Property taxes: −$5,216
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$7,258
• Taxable loss: −$5,426
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $84/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 — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,913
• Household income: $105,311
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 965.0

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: White 48% Black 23% Hispanic / Latino 19% Two or more races 8% Asian 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Armenian 4% Slovak 2% Italian 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 11% Arabic 5% Vietnamese 3%

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: ▼ -24.90%
• Current HPI: 264.5117
• Rent YoY: ▼ -0.26%
• 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

3 events — show timeline

• 2026-06-18 Listed $249,500 NTREIS
• 2017-12-01 Sold (Public Records) — Public Records
• 1999-05-07 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,216 · +0.5% YoY. Source: county tax records.