7316 Davis Blvd · North Richland Hills, TX 76182

$349,999

2 bd · 1.0 ba · 1,033 sqft · MultiFamily public records · 31 Days on market

Built 1985 6,011 sqft lot

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BOTH SIDES OF DUPLEX IDENTICAL. BOTH SIDES SOLD TOGETHER, BUT HAVE SEPARATE LEGALS. 2 CAR CARPORTS IN REAR.

Key facts

• Ample cabinetry
• Walk in closets
• Side yard space

Tags

• WOOD BURNING FIREPLACE
• AMPLE CABINETRY
• GRANITE COUNTER SPACE
• WALK IN CLOSETS
• SIDE YARD SPACE
• EASY ACCESS TO MAJOR ROADS

Property features AI

Finance

• Other: Parcel numbers on file; Listing accepts cash, conventional, FHA, VA loan, and 1031 exchange
• Financial info: Designed as residential income with 2 units; Gross annual income/expenses and net operating income reported as 0.00
• HOA & community: No association

Exterior

• Parking: Carport (2 spaces); Covered parking (2 spaces); Driveway; Alley access; Total of 4 parking spaces
• Utilities: City water; City sewer; Electricity connected; No municipal utility district
• Home design: Duplex (residential income); One story; Preowned (built in 1985); Multi-parcel property
• Construction: Brick construction; Composition roof; Slab foundation; Year built 1985
• Exterior features: No fencing; Lot less than 0.5 acre

Interior

• Kitchen: Granite counters
• Bedrooms: 4 bedrooms (single-level home)
• Flooring: Ceramic tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan; Granite counters; Cable TV available; High-speed internet available; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive. Per door: $77/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (11.3% below list).
• Recommended offer: $310k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in North Richland Hills — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: amenities F, commute F, health & safety D-.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smithfield El (math 44% / reading 58%, grade C-, #818 of 4,322 statewide, top 19%, 610 students, 42% FRL).
• Market conditions: Rents rising (+2.2%/yr); 174 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 31 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $310,400 (11.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-49,261
• Equity at exit: $52,186

10-year hold

• IRR: -6.6%
• Equity multiple: 0.59×
• Total profit: $-39,943
• Equity at exit: $30,262

Cash invested: $98,000 (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 76182

• Rents YoY: 2.2%
• Active inventory: 174
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $3,104 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$316 /mo · $3,791/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $155

Break-even live

Break-even rent $2,908

Max offer price $349,999

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,104
Total (2 units)			$3,104

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7033 Payte Ln North Richland Hills, TX	3.0	1.5	1476	$1,995	$1.35	43d	1	0.55mi
6963 Crabtree Ln North Richland Hills, TX	3.0	2.0	1116	$1,975	$1.77	43d	1	0.59mi
6630 Parkview Ln North Richland Hills, TX	2.0	2.0	1059	$1,650	$1.56	43d	1	1.13mi
7721 Brandi Pl North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	24d	1	1.29mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	5d	1	1.30mi
6532 Central Ave North Richland Hills, TX	2.0	2.0	1059	$1,800	$1.70	17d	1	1.32mi
7704 Jennifer Ln North Richland Hills, TX	2.0	2.0	1080	$1,495	$1.38	20d	1	1.40mi
7614 April Ct North Richland Hills, TX	3.0	2.0	1400	$1,950	$1.39	14d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $349,999 Active 31 DOM
2. 2026-06-17
   days on market $349,999 Active 30 DOM
3. 2026-06-16
   days on market $349,999 Active 29 DOM
4. 2026-06-15
   days on market $349,999 Active 28 DOM
5. 2026-06-13
   days on market $349,999 Active 26 DOM
6. 2026-06-09
   days on market $349,999 Active 22 DOM
7. 2026-06-08
   days on market $349,999 Active 21 DOM
8. 2026-06-07
   days on market $349,999 Active 20 DOM
9. 2026-06-04
   days on market $349,999 Active 17 DOM
10. 2026-06-03
    days on market $349,999 Active 16 DOM
11. 2026-06-02
    pricedays on market $349,999 Active 15 DOM
12. 2026-06-01
    days on market $375,000 Active 14 DOM
13. 2026-05-31
    days on market $375,000 Active 13 DOM
14. 2026-05-18
    listed $375,000 Active
15. 2005-10-28
    soldstatus 107-char remark

    Show marketing remark (107 chars)

    BOTH SIDES OF DUPLEX IDENTICAL. BOTH SIDES SOLD TOGETHER, BUT HAVE SEPARATE LEGALS. 2 CAR CARPORTS IN REAR.

16. 2005-09-27
    historical 107-char remark

    Show marketing remark (107 chars)

    BOTH SIDES OF DUPLEX IDENTICAL. BOTH SIDES SOLD TOGETHER, BUT HAVE SEPARATE LEGALS. 2 CAR CARPORTS IN REAR.

17. 2005-09-14
    listed $137,800 107-char remark

    Show marketing remark (107 chars)

    BOTH SIDES OF DUPLEX IDENTICAL. BOTH SIDES SOLD TOGETHER, BUT HAVE SEPARATE LEGALS. 2 CAR CARPORTS IN REAR.

ⓘ 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: $3,791 · $316/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$2,614/yr (+$218/mo · 68.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $37,248
• − Mortgage interest: −$19,605
• − Property taxes: −$3,791
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,980
• − Management: −$2,980
• − Depreciation: −$10,182
• Taxable loss: −$4,040
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $2,829/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: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 of 826 in TX

Livability — North Richland Hills

• Score: 71/100
• State rank: #286
• US rank: #6602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Richland Hills, TX
• County: Tarrant County · 2,033,669 people
• City population: 68,613
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,242
• Household income: $120,558
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 284.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 8% Arabic 1% Other Indo-European 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: ▼ -168.20%
• Current HPI: 277.0162
• Rent YoY: ▲ 2.23%
• 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

+172.1% since first listed

4 events — show timeline

• 2026-05-18 Listed $375,000 NTREIS
• 2005-10-28 Sold (MLS) — NTREIS
• 2005-09-27 Listing Removed — NTREIS
• 2005-09-14 Listed $137,800 NTREIS

Property tax history

+5.8%/yr

Latest (2025): $3,791 · -6.0% YoY. Source: county tax records.