608 Flooded Gum St · Arlington, TX 76002

$324,999

4 bd · 2.0 ba · 2,105 sqft · SingleFamily public records · 23 Days on market

Built 2004 6,011 sqft lot $154/sqft · at area comps Est $340k · at est. $24/mo HOA · 1% of rent

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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).

• ARV discount +9.5/15.0
• Cash flow +9.0/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

Key facts

• Green energy
• Backyard retreat
• Dual living spaces

Tags

• DUAL LIVING SPACES
• BACKYARD RETREAT
• GREEN ENERGY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (13.9% below list).
• Recommended offer: $280k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: schools D+, crime F, commute F.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.1%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($101k/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 23 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: 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 $279,679 (13.9% 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. 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. 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 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: 0.86% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 9.7

CMA / ARV

• ARV (median comp): $339,800
• List price: $324,999
• Delta: -4.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Flooded Gum St	0.00mi	3/2.0 (-1)	2,105 (0%)	1mo	$324,999	$154	94
8422 Seven Hills Rd	0.14mi	4/2.0	2,093 (-1%)	1mo	$349,999	$167	92
633 Denali Dr	0.17mi	3/2.0 (-1)	2,131 (+1%)	2mo	$379,999	$178	83
9118 Rainland Ct	0.27mi	3/2.0 (-1)	2,050 (-3%)	0mo	$425,000	$207	78
8118 York Beach Pl	0.41mi	3/2.0 (-1)	2,085 (-1%)	3mo	$314,900	$151	72
8301 Redheart St	0.22mi	3/2.5 (-1)	2,304 (+10%)	2mo	$349,000	$151	65
9307 Water Oak Ct	0.50mi	3/2.0 (-1)	2,028 (-4%)	1mo	$329,000	$162	65
9257 Water Oak Dr	0.44mi	3/2.0 (-1)	1,982 (-6%)	0mo	$450,000	$227	64
16 Mary Lou Ct	0.57mi	4/2.0	2,292 (+9%)	1mo	$380,000	$166	58
9305 Water Oak Ct	0.48mi	3/2.0 (-1)	2,317 (+10%)	0mo	$400,000	$173	55
500 Corbin Dr	0.63mi	3/2.0 (-1)	1,988 (-6%)	3mo	$375,000	$189	54
903 Mazatlan Ct	0.68mi	4/2.0	1,811 (-14%)	0mo	$345,000	$191	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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-68,544
• Equity at exit: $48,458

10-year hold

• IRR: -15.1%
• Equity multiple: 0.13×
• Total profit: $-78,848
• Equity at exit: $28,100

Cash invested: $91,000 (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 76002

• Home prices YoY: -4.6%
• Rents YoY: 3.1%
• Active inventory: 98
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$602 /mo · $7,228/yr
• Insurance: −$135
• HOA: −$24
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-257

Break-even live

Break-even rent $3,122

Max offer price $279,679

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-165	+0% $-257	+5% $-349	+10% $-441
Rent	-10% $-477	-5% $-367	+0% $-257	+5% $-146	+10% $-36
Rate	-1.0pp $-93	-0.5pp $-174	base $-257	+0.5pp $-341	+1.0pp $-426

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Silvertop Rd Arlington, TX	3.0	2.0	1860	$2,651	$1.43	0d	1	0.14mi
8406 Beachplum Way Arlington, TX	3.0	2.0	1868	$2,850	$1.53	44d	1	0.17mi
616 Almandora Dr Arlington, TX	4.0	2.0	2105	$2,290	$1.09	5d	1	0.19mi
9005 Cloudveil Dr Arlington, TX	3.0	2.0	1661	$2,500	$1.51	11d	1	0.24mi
9106 Fieldview Ct Arlington, TX	4.0	2.0	2004	$2,700	$1.35	44d	1	0.24mi
805 Underhill Dr Arlington, TX	3.0	2.0	1661	$2,450	$1.48	25d	1	0.29mi
9002 S Collins St Arlington, TX	2.0–4.0	2.0–2.5	1651	$3,405	$2.06	0d	64	0.31mi
8119 Lost Canyon Trl Arlington, TX	4.0	2.0	2085	$2,445	$1.17	4d	1	0.35mi
8402 Olivia Meadow Dr Arlington, TX	4.0	2.5	2606	$2,800	$1.07	44d	1	0.35mi
708 Moss Glen Trl Arlington, TX	3.0	2.0	1722	$2,195	$1.27	11d	1	0.50mi
8100 S Collins St Arlington, TX	1.0–3.0	1.0–2.0	1140	$2,703	$2.37	0d	163	0.53mi
8204 Tierra del Sol Rd Arlington, TX	3.0	2.0	1821	$2,445	$1.34	13d	1	0.67mi
8204 Tierra del Sol Rd Arlington, TX	3.0	2.0	1821	$2,445	$1.34	16d	1	0.67mi
8339 Wesson Rd Arlington, TX	5.0	2.0	2118	$2,899	$1.37	13d	1	0.70mi
14 Enchanted Ct Mansfield, TX	4.0	2.0	2293	$2,600	$1.13	44d	1	0.72mi
2407 Elliott Ave Mansfield, TX	5.0	3.5	2341	$2,725	$1.16	44d	1	0.80mi
2406 Elliott Ave Mansfield, TX	4.0	2.5	2077	$2,491	$1.20	44d	1	0.81mi
2704 Pyramid Ln Mansfield, TX	4.0	2.0	2246	$2,550	$1.14	25d	1	0.83mi
7911 Decoy Dr Arlington, TX	4.0	2.0	2355	$2,800	$1.19	44d	1	0.84mi
2204 Windcastle Dr Mansfield, TX	3.0	2.0	2226	$3,000	$1.35	44d	1	0.86mi
920 Dove Meadows Dr Arlington, TX	3.0	2.0	1638	$2,151	$1.31	25d	1	0.98mi
623 Soledad St Arlington, TX	3.0	2.0	1680	$2,370	$1.41	44d	1	0.98mi
618 Rosarita Rd Arlington, TX	3.0	2.0	1997	$2,395	$1.20	25d	1	1.01mi
3655 Prairie Waters Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	1077	$2,429	$2.26	0d	21	1.01mi
3651 Prairie Waters Dr Unit 3684 Grand Prairie, TX	3.0	2.0	1486	$2,462	$1.66	0d	1	1.02mi
629 Rosarita Rd Arlington, TX	4.0	2.0	1932	$2,650	$1.37	18d	1	1.03mi
8115 Wesson Rd Arlington, TX	3.0	2.0	2384	$2,261	$0.95	44d	1	1.04mi
606 Primavera Dr Arlington, TX	4.0	2.0	2419	$3,100	$1.28	13d	1	1.06mi
8107 Young Ct Arlington, TX	3.0	2.5	2661	$2,500	$0.94	44d	1	1.07mi
1509 Weeping Willow Ln Arlington, TX	4.0	3.5	2431	$2,750	$1.13	25d	1	1.07mi
1509 Weeping Willow Ln Arlington, TX	4.0	3.5	2431	$2,750	$1.13	8d	1	1.07mi
1510 White Willow Ln Arlington, TX	4.0	2.0	1804	$2,500	$1.39	44d	1	1.10mi
8103 Zephyr Ct Arlington, TX	3.0	2.0	1539	$2,395	$1.56	44d	1	1.12mi
1601 White Willow Ln Arlington, TX	4.0	2.0	1985	$2,500	$1.26	13d	1	1.15mi
1601 White Willow Ln Arlington, TX	4.0	2.0	1985	$2,500	$1.26	3d	1	1.15mi
7702 Decoy Dr Arlington, TX	3.0	2.0	1665	$2,900	$1.74	44d	1	1.15mi
1507 Deer Crossing Dr Arlington, TX	3.0	2.0	1794	$2,900	$1.62	44d	1	1.17mi
2007 Walnut Hills Ln Mansfield, TX	4.0	2.0	2172	$2,400	$1.10	44d	1	1.18mi
625 Spanish Oak Ct Arlington, TX	3.0	2.0	1565	$2,125	$1.36	44d	1	1.28mi
1417 Lowes Farm Pkwy Mansfield, TX	3.0	2.0	1996	$2,900	$1.45	44d	1	1.36mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 6 events

1. 2026-05-11
   status Pending 640-char remark

   Show marketing remark (640 chars)

   One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

2. 2026-05-04
   historical Active Option Contract 640-char remark

   Show marketing remark (640 chars)

   One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

3. 2026-04-28
   status Active 640-char remark

   Show marketing remark (640 chars)

   One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

4. 2026-04-07
   status Pending 640-char remark

   Show marketing remark (640 chars)

   One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

5. 2026-03-30
   historical Active Option Contract 640-char remark

   Show marketing remark (640 chars)

   One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

6. 2026-03-27
   listed $324,999 Active 640-char remark

   Show marketing remark (640 chars)

   One Owner. One Incredible Opportunity. Have you been searching for a home that’s been loved from day one? 608 Flooded Gum is an immaculate 3-bed + office home featuring: Dual Living Spaces: Perfect for a playroom, media room, or formal lounge. Backyard Retreat: A gorgeous escape with a large covered patio. Imagine lounging on the patio while grilling your faves. Meticulous Upkeep: One owner since day one—truly move-in and turn-key ready home. Shingles - 8 years old Green Energy: Equipped with solar panels to keep your utility costs down. (Ask about the special incentive to have these paid off at closing!)

ⓘ 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: $7,228 · $602/mo
• Projected year-2 tax: $7,228 · $602/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 ≥110°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: $33,562
• − Mortgage interest: −$18,205
• − Property taxes: −$7,228
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − HOA: −$288
• − Depreciation: −$9,455
• Taxable loss: −$8,608
• Est. tax savings @ 24.0%: +$2,066
• After-tax cash flow: $-1,013/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 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): 35,265
• Household income: $100,667
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 566.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 35% White 26% Hispanic / Latino 24% Asian 11% Two or more races 11%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Swedish 1% Slovak 1% Arab 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 15% Vietnamese 7% Arabic 5%

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: ▼ -12.36%
• Current HPI: 256.7208
• Rent YoY: ▲ 3.10%
• 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

6 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-07 Pending — NTREIS
• 2026-03-30 Contingent — NTREIS
• 2026-03-27 Listed $324,999 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $7,228 · +5.5% YoY. Source: county tax records.