5704 Woodsetter Ct · Arlington, TX 76017

$199,900

3 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 16 Days on market

Built 1982 8,258 sqft lot $157/sqft · 25% below area Est $265k · 25% under ↓ 7% since listing

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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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity to put your own touches on this one story home in Arlington, TX. Could also be a prime investment for a rental . Great Arlington location with easy access to shopping, restaurants, and highways. Investor or handyman Special. This home has great bones but needs your TLC. This property has great potential! Ready for new Buyer to add their special touches to make this house a home. 3 bedrooms and 2 baths. Located on a quite cul-de sac. Close to schools and highways. Tons of storage options and a large back yard. HOME IS BEING SOLD AS-IS.

Key facts

• One story home
• Prime investment
• 8,258 sq ft lot

Tags

• ONE STORY HOME
• PRIME INVESTMENT
• GREAT ARLINGTON LOCATION
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO HIGHWAYS

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first floor living areas)
• Construction: Built in 1982; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 12x12); Bedroom on the first floor (approx. 11x10); Bedroom on the first floor (approx. 10x10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Living room on the first floor; 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); Kennedale J H (math 18% / reading 35%, grade F, #1,200 of 1,662 statewide, top 73%, 625 students, 60% FRL); Kennedale H S (math 28% / reading 47%, grade F, #888 of 1,632 statewide, top 55%, 1,002 students, 51% FRL) — zoned schools average 57% FRL vs 38% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 7.6

CMA / ARV

• ARV (median comp): $264,879
• List price: $199,900
• Delta: -24.53%
• 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
5704 Woodsetter Ct	0.00mi	3/2.0	1,271 (0%)	1mo	$199,900	$157	99
4400 Willow Crest Dr	0.37mi	3/2.0	1,320 (+4%)	2mo	$265,000	$201	74
5406 Vermillion Trl	0.47mi	3/2.0	1,227 (-4%)	0mo	$294,990	$240	72
5610 Sarasota Dr	0.38mi	3/2.0	1,344 (+6%)	4mo	$235,000	$175	69
5306 Vincennes Ct	0.51mi	3/2.0	1,323 (+4%)	2mo	$225,000	$170	68
5910 Willow View Dr	0.31mi	3/2.0	1,415 (+11%)	4mo	$284,900	$201	64
6009 Maple Springs Dr	0.68mi	3/2.0	1,314 (+3%)	2mo	$275,000	$209	61
6219 Kelly Elliott Rd	0.74mi	3/2.0	1,233 (-3%)	0mo	$250,000	$203	60
6102 Kelly Elliott Dr	0.56mi	3/2.0	1,190 (-6%)	4mo	$238,000	$200	60
5419 Vermillion Trl	0.48mi	3/2.0	1,456 (+15%)	3mo	$258,000	$177	51
5422 Sandusky Ct	0.50mi	3/2.0	1,456 (+15%)	7mo	$305,000	$209	47
3906 Cedarwood Ct	0.74mi	3/2.0	1,409 (+11%)	5mo	$288,700	$205	43

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-29,441
• Equity at exit: $29,806

10-year hold

• IRR: -13.8%
• Equity multiple: 0.32×
• Total profit: $-37,920
• Equity at exit: $17,284

Cash invested: $55,972 (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 76017

• Rents YoY: -0.8%
• Active inventory: 205
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$452 /mo · $5,423/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $145

Break-even live

Break-even rent $2,004

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $258	-5% $201	+0% $145	+5% $88	+10% $31
Rent	-10% $-28	-5% $58	+0% $145	+5% $231	+10% $317
Rate	-1.0pp $245	-0.5pp $195	base $145	+0.5pp $93	+1.0pp $40

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5715 Woodsetter Ct Arlington, TX	3.0	2.0	1116	$1,900	$1.70	7d	1	0.07mi
5104 Conchos Trl Arlington, TX	3.0	2.0	1664	$2,361	$1.42	44d	1	0.25mi
5021 Bayberry Dr Arlington, TX	3.0	2.0	1362	$2,300	$1.69	25d	1	0.28mi
5402 Rimrock Ct Arlington, TX	4.0	2.0	1740	$2,400	$1.38	44d	1	0.42mi
5617 Espanola Dr Arlington, TX	3.0	2.0	1240	$1,900	$1.53	20d	1	0.47mi
6100 Springwood Dr Arlington, TX	3.0	2.0	1190	$1,975	$1.66	21d	1	0.52mi
5900 U.S. 287 Frontage Rd Arlington, TX	2.0–3.0	2.5	1295	$2,714	$2.10	3d	10	0.53mi
6215 Roby Dr Arlington, TX	3.0	2.5	1720	$2,595	$1.51	44d	1	0.54mi
4104 Firethorn Dr Arlington, TX	3.0	2.0	1700	$2,385	$1.40	21d	1	0.56mi
4707 Burning Springs Dr Arlington, TX	3.0	2.0	1497	$2,000	$1.34	7d	1	0.57mi
6104 Kelly Elliott Rd Arlington, TX	3.0	2.0	1542	$1,995	$1.29	22d	1	0.57mi
3100 Joplin Rd Kennedale, TX	1.0–3.0	1.0–3.0	1151	$2,865	$2.49	2d	45	0.59mi
4607 Andalusia Trl Arlington, TX	3.0	2.0	1664	$2,095	$1.26	8d	1	0.61mi
4607 Andalusia Trl Arlington, TX	3.0	2.0	1664	$2,095	$1.26	15d	1	0.61mi
6102 Cool Springs Dr Arlington, TX	3.0	2.0	1320	$2,075	$1.57	22d	1	0.64mi
6102 Cool Springs Dr Arlington, TX	3.0	2.0	1320	$2,075	$1.57	13d	1	0.64mi
6204 Kelly Elliott Rd Arlington, TX	3.0	2.0	1233	$1,810	$1.47	3d	1	0.66mi
4819 Gaylewood Ct Arlington, TX	3.0	2.0	1798	$2,250	$1.25	4d	1	0.66mi
4819 Gaylewood Ct Arlington, TX	3.0	2.0	1717	$2,250	$1.31	17d	1	0.66mi
6001 Maple Springs Dr Arlington, TX	3.0	2.0	1302	$1,900	$1.46	4d	1	0.66mi
6001 Maple Springs Dr Arlington, TX	3.0	2.0	1302	$1,900	$1.46	17d	1	0.66mi
5700 Median Way Arlington, TX	1.0–3.0	1.0–2.0	919	$1,845	$2.01	2d	19	0.69mi
6504 Falcon River Way Arlington, TX	1.0–3.0	1.0–2.0	903	$2,308	$2.55	3d	39	0.70mi
5510 Amerada Cir Arlington, TX	3.0	2.0	1234	$2,100	$1.70	44d	1	0.70mi
6600 Rivertrail Cir Arlington, TX	1.0–3.0	1.0–2.0	931	$1,961	$2.11	2d	15	0.72mi
5600 Northstar Ln Arlington, TX	3.0	2.0	1330	$2,295	$1.73	7d	1	0.72mi
5604 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,190	$1.48	8d	1	0.73mi
6219 Kelly Elliott Rd Arlington, TX	3.0	2.0	1233	$1,900	$1.54	7d	1	0.74mi
6219 Kelly Elliott Rd Arlington, TX	3.0	2.0	1233	$1,999	$1.62	44d	1	0.74mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	17d	1	0.77mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	4d	1	0.77mi
6226 Hott Springs Dr Arlington, TX	3.0	2.0	1798	$2,045	$1.14	44d	1	0.78mi
6217 Cool Springs Dr Arlington, TX	3.0	2.0	1723	$1,965	$1.14	25d	1	0.78mi
6117 Autumn Springs Dr Arlington, TX	3.0	2.0	1710	$1,970	$1.15	25d	1	0.79mi
5300 Stagetrail Dr Arlington, TX	3.0	2.0	1412	$2,005	$1.42	21d	1	0.80mi
6108 Paradise Dr Arlington, TX	3.0	2.0	1437	$2,295	$1.60	8d	1	0.83mi
5317 Windy Meadow Dr Arlington, TX	3.0	2.0	1413	$1,900	$1.34	44d	1	0.85mi
4901 Pacific Dr Arlington, TX	1.0–3.0	1.0–2.0	1015	$1,573	$1.55	3d	35	0.85mi
5901 Colebrook Ct Arlington, TX	3.0	2.0	1144	$1,995	$1.74	44d	1	0.85mi
5905 Aloe Ct Arlington, TX	3.0	2.0	1584	$2,235	$1.41	13d	1	0.86mi

Listing history 7 events

1. 2026-05-12
   price $204,900 571-char remark
2. 2026-05-09
   price $209,900 571-char remark
3. 2026-05-06
   listed $215,000 Active 571-char remark
4. 2024-06-13
   soldstatus
5. 2003-11-04
   soldstatus
6. 1998-06-08
   soldstatus
7. 1994-10-03
   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: $5,423 · $452/mo
• Projected year-2 tax: $5,423 · $452/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,248
• − Mortgage interest: −$11,198
• − Property taxes: −$5,423
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$5,815
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $2,067/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): 47,074
• Household income: $90,083
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1311.0

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 21% Hispanic / Latino 20% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 12% 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: ▼ -184.11%
• Current HPI: 268.3139
• Rent YoY: ▼ -0.80%
• 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

-7.0% since first listed

11 events — show timeline

• 2026-06-01 Sold (Public Records) — Public Records
• 2026-05-29 Sold (MLS) — HARMLS
• 2026-05-22 Pending — HARMLS
• 2026-05-21 Price Changed $199,900 HARMLS
• 2026-05-12 Price Changed $204,900 HARMLS
• 2026-05-09 Price Changed $209,900 HARMLS
• 2026-05-06 Listed $215,000 HARMLS
• 2024-06-13 Sold (Public Records) — Public Records
• 2003-11-04 Sold (Public Records) — Public Records
• 1998-06-08 Sold (Public Records) — Public Records
• 1994-10-03 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,423 · -3.3% YoY. Source: county tax records.