1626 Verdin Rd · Fort Worth, TX 76140

$190,999

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 13 Days on market

Built 2026 Good condition $160/sqft · 27% below area Est $262k · 27% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• 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 $191k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $185k (3.1% below list).
• Recommended offer: $185k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% 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); Charles Baxter J H (math 19% / reading 34%, grade F, #1,200 of 1,662 statewide, top 73%, 769 students, 94% FRL); Everman H S (math 15% / reading 35%, grade F, #1,250 of 1,632 statewide, top 77%, 1,740 students, 92% FRL) — zoned schools average 94% FRL vs 77% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 605 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $185,155 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $262,004
• List price: $190,999
• Delta: -27.10%
• 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	0.03mi	3/2.0	1,192 (0%)	4mo	$184,999	$155	95
1651 Verdin Rd	0.03mi	3/2.0	1,033 (-13%)	1mo	$174,589	$169	76
1652 Verdin Rd	0.03mi	3/2.0	1,033 (-13%)	3mo	$173,999	$168	74
3121 Maple Orchard Ln	0.31mi	3/2.0	1,279 (+7%)	3mo	$259,990	$203	71
3124 Maple Orchard Ln	0.32mi	3/2.0	1,284 (+8%)	2mo	$251,990	$196	71
3145 Maple Orchard Ln	0.28mi	3/2.0	1,284 (+8%)	4mo	$258,690	$201	71
3044 Maple Orchard Ln	0.37mi	3/2.0	1,284 (+8%)	0mo	$251,990	$196	70
3101 Maple Orchard Ln	0.33mi	3/2.0	1,300 (+9%)	4mo	$266,040	$205	66
9328 Pear Butte Dr	0.44mi	3/2.0	1,284 (+8%)	1mo	$249,990	$195	66
3005 Maple Orchard Ln	0.41mi	3/2.0	1,284 (+8%)	3mo	$247,155	$192	65
3041 Maple Orchard Ln	0.37mi	3/2.0	1,300 (+9%)	4mo	$261,490	$201	64
3025 Maple Orchard Ln	0.39mi	3/2.0	1,300 (+9%)	6mo	$259,490	$200	62

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-27,062
• Equity at exit: $28,479

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-32,009
• Equity at exit: $16,514

Cash invested: $53,480 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 26 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $244,900 ($186/sqft)
• Median days on market: 20 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +18.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 605
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,002
• Tax est. 1.5%: −$239 /mo · $2,865/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $143

Break-even live

Break-even rent $1,671

Max offer price $190,999

Occupancy floor 87%

Sensitivity live

Price	-10% $275	-5% $209	+0% $143	+5% $77	+10% $11
Rent	-10% $-3	-5% $70	+0% $143	+5% $216	+10% $289
Rate	-1.0pp $239	-0.5pp $191	base $143	+0.5pp $93	+1.0pp $43

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: $47,750
• Closing costs: $5,730
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	108d	1	0.02mi
3141 Pecan Farm Ln Fort Worth, TX	3.0	2.0	1284	$2,000	$1.56	90d	1	0.24mi
3120 Strawberry Farm Ln Fort Worth, TX	3.0	2.0	1200	$2,250	$1.88	35d	1	0.27mi
3101 Strawberry Farm Ln Fort Worth, TX	3.0	2.5	1495	$2,100	$1.40	6d	1	0.31mi
9113 Grapefruit Ln Fort Worth, TX	3.0	2.5	1451	$2,399	$1.65	24d	1	0.31mi
3020 Pecan Farm Ln Fort Worth, TX	3.0	2.0	1279	$1,950	$1.52	36d	1	0.38mi
9056 Apple Orchard Ln Fort Worth, TX	3.0	2.5	1451	$1,835	$1.26	20d	1	0.40mi
9056 Apple Orchard Ln Fort Worth, TX	3.0	2.5	1451	$1,835	$1.26	54d	1	0.40mi
9052 Apple Orchard Ln Fort Worth, TX	3.0	2.5	1451	$2,099	$1.45	48d	1	0.40mi
9004 Apple Orchard Ln Fort Worth, TX	2.0–4.0	2.0–2.5	1291	$2,349	$1.82	56d	29	0.43mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,419	$1.60	111d	2	0.43mi
9032 Balch St Fort Worth, TX	2.0	2.0	1100	$1,256	$1.14	19d	1	0.66mi
9000 Balch St Unit 612 Everman, TX	3.0	2.0	1277	$1,144	$0.90	88d	1	0.70mi
9000 Balch St Unit 512 Everman, TX	2.0	2.0	1100	$1,007	$0.92	88d	1	0.70mi
9000 Balch St Unit 309 Everman, TX	3.0	2.0	1277	$1,133	$0.89	24d	1	0.70mi
9000 Balch St Unit 212 Everman, TX	2.0	2.0	1100	$1,006	$0.91	24d	1	0.70mi
2604 Crix Ln Fort Worth, TX	3.0	2.0	1204	$2,000	$1.66	69d	1	0.88mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,570	$1.32	108d	1	0.89mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,272	$1.19	139d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,459	$1.23	79d	1	0.89mi
9053 S Race St Unit 3121 Fort Worth, TX	3.0	2.0	1185	$894	$0.75	69d	1	0.89mi
9053 S Race St Unit 612 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	85d	1	0.89mi
9053 S Race St Unit 3121 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	94d	1	0.89mi
9053 S Race St Unit 512 Fort Worth, TX	2.0	2.0	1072	$1,227	$1.14	86d	1	0.89mi
9053 S Race St Unit 2121 Fort Worth, TX	2.0	2.0	1072	$1,227	$1.14	94d	1	0.89mi
9053 S Race St Unit 9110 Fort Worth, TX	2.0	2.0	1072	$1,194	$1.11	83d	1	0.89mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,232	$1.15	79d	1	0.89mi
9053 S Race St Unit 2121 Fort Worth, TX	2.0	2.0	1072	$644	$0.60	69d	1	0.89mi
9053 S Race St Unit 309 Fort Worth, TX	3.0	2.0	1185	$1,453	$1.23	24d	1	0.89mi
9053 S Race St Unit 212 Fort Worth, TX	2.0	2.0	1072	$1,271	$1.19	24d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	139d	1	0.89mi
3733 Columbine Dr Everman, TX	3.0	1.0	1314	$1,899	$1.45	5d	1	0.89mi
9085 S Race St Fort Worth, TX	2.0	2.0	1072	$1,198	$1.12	19d	1	1.08mi
1521 Harvester Dr Fort Worth, TX	3.0	2.0	1316	$2,175	$1.65	54d	1	1.19mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	2d	1	1.22mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,080	$1.13	0d	1	1.27mi
633 Christie Ct Fort Worth, TX	4.0	2.0	1152	$1,695	$1.47	4d	1	1.28mi
633 Christie Ct Fort Worth, TX	4.0	2.0	1152	$1,995	$1.73	81d	1	1.28mi
408 Noble Ave Unit B Everman, TX	2.0	1.0	780	$1,150	$1.47	120d	1	1.34mi
435 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	139d	1	1.34mi

Listing history 2 events

1. 2026-06-01
   days on market $190,999 Active 13 DOM
2. 2026-05-31
   days on market $190,999 Active 12 DOM

ⓘ 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 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: $22,219
• − Mortgage interest: −$10,699
• − Property taxes: −$2,865
• − Insurance: −$955
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$5,556
• Taxable loss: −$1,412
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $2,052/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 · 16 photos

Good 80/100 Cosmetic rehab Est. rehab $5,960–$17,880 screening

This single-level home is in good condition with a spacious open floorplan and modern updates. It is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Resale Clean gutters — Clean gutters improve home maintenance and prevent water damage. ↑
• Rental Add outdoor lighting — Well-lit exterior can attract more tenants and improve safety. ↑
• Both Install smart home devices — Smart home devices can increase convenience and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary John And Polly Townley El F TX #3,785/4,322 Nat'l #34,815/41,679 Middle Roy Johnson Stem Academy F TX #1,103/1,662 Nat'l #9,290/14,009 High Everman H S F TX #1,250/1,632 Nat'l #12,347/17,239

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

A Composite livability gradescore 80/100

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 · 2,380,417 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: 15% of renters

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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%

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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%

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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

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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