1634 Verdin Rd · Fort Worth, TX 76140

$187,999

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition 5,271 sqft lot $158/sqft · 29% below area Est $263k · 29% 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($693/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (5.8% below list).
• Recommended offer: $177k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 374 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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

• It's been on market 51 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,083 (5.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $263,494
• List price: $187,999
• Delta: -28.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 Verdin Rd	0.01mi	3/2.0	1,192 (0%)	1mo	$184,999	$155	99
3145 Maple Orchard Ln	0.26mi	3/2.0	1,284 (+8%)	1mo	$258,690	$201	74
3148 Pecan Farm Ln	0.24mi	3/2.0	1,284 (+8%)	7mo	$253,990	$198	70
3101 Maple Orchard Ln	0.32mi	3/2.0	1,300 (+9%)	1mo	$266,040	$205	69
3121 Pecan Farm Ln	0.27mi	3/2.0	1,284 (+8%)	7mo	$259,990	$202	68
3041 Maple Orchard Ln	0.35mi	3/2.0	1,300 (+9%)	1mo	$261,490	$201	68
3033 Maple Orchard Ln	0.36mi	3/2.0	1,284 (+8%)	4mo	$259,990	$202	67
3056 Pecan Farm Ln	0.33mi	3/2.0	1,279 (+7%)	6mo	$271,385	$212	67
3044 Pecan Farm Ln	0.35mi	3/2.0	1,279 (+7%)	6mo	$269,990	$211	66
3025 Maple Orchard Ln	0.37mi	3/2.0	1,300 (+9%)	3mo	$259,490	$200	65
509 Steeple Ridge Ct	0.36mi	3/2.0	1,030 (-14%)	4mo	$249,900	$243	57
545 Chambers Creek Dr	0.67mi	3/2.0	1,330 (+12%)	6mo	$218,000	$164	45

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-31,739
• Equity at exit: $28,031

10-year hold

• IRR: -16.6%
• Equity multiple: 0.20×
• Total profit: $-42,072
• Equity at exit: $16,255

Cash invested: $52,640 (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: 374
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$42
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $58

Break-even live

Break-even rent $1,698

Max offer price $187,999

Occupancy floor 92%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Verdin RD Fort Worth, TX	3.0	2.0	1033	$1,700	$1.65	12d	1	0.02mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,099	$1.39	1d	7	0.43mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,419	$1.60	15d	2	0.43mi
9000 Balch St Unit 612 Everman, TX	3.0	2.0	1277	$1,101	$0.86	3d	1	0.70mi
9000 Balch St Unit 512 Everman, TX	2.0	2.0	1100	$974	$0.89	3d	1	0.70mi
9053 S Race St Unit 3121 Fort Worth, TX	3.0	2.0	1185	$809	$0.68	12d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,570	$1.32	12d	1	0.89mi
9053 S Race St Unit 9110 Fort Worth, TX	2.0	2.0	1072	$1,194	$1.11	3d	1	0.89mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,272	$1.19	43d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	43d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,421	$1.20	3d	1	0.89mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	22d	1	1.22mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,080	$1.13	1d	1	1.27mi
408 Noble Ave Unit B Everman, TX	2.0	1.0	780	$1,150	$1.47	24d	1	1.34mi
435 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	43d	1	1.34mi
302 N Race St Unit C Everman, TX	2.0	1.5	780	$1,200	$1.54	43d	1	1.35mi
302 N Race St Unit D Everman, TX	2.0	1.5	780	$1,200	$1.54	7d	1	1.35mi
512 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	43d	1	1.38mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	1.39mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $187,999 Pending 51 DOM
2. 2026-06-09
   days on market $187,999 Active 47 DOM
3. 2026-06-08
   pricedays on market $187,999 Active 46 DOM
4. 2026-06-07
   days on market $190,999 Active 45 DOM
5. 2026-06-04
   days on market $190,999 Active 42 DOM
6. 2026-06-03
   days on market $190,999 Active 41 DOM
7. 2026-06-02
   days on market $190,999 Active 40 DOM
8. 2026-06-01
   days on market $190,999 Active 39 DOM
9. 2026-05-31
   days on market $190,999 Active 38 DOM
10. 2026-05-12
    price $186,499 400-char remark
11. 2026-04-23
    listed $188,499 Active 400-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,250
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$504
• − Depreciation: −$5,469
• Taxable loss: −$2,414
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $1,272/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a good exterior and interior appearance. It offers a spacious floorplan and a well-maintained exterior, making it a good candidate for cosmetic updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers or renters.
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and appeal to a broader market. ↑

ⓘ 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

• 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

Price history

-0.3% since first listed

6 events — show timeline

• 2026-06-13 Pending — NTREIS
• 2026-06-08 Price Changed $187,999 NTREIS
• 2026-05-29 Price Changed $190,999 NTREIS
• 2026-05-26 Price Changed $192,999 NTREIS
• 2026-05-12 Price Changed $186,499 NTREIS
• 2026-04-23 Listed $188,499 NTREIS