800 Treadwell Ct Unit 800B · Hurst, TX 76053

$596,000

8 bd · 10.0 ba · 4,224 sqft · MultiFamily · 44 Days on market

Built 1985 0.37 ac lot Est $596k · at est.

---

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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

seller's first preference is to sell all 7 building together, Multiple offers received and offers are being reviewed. Rare chance to acquire a meticulously maintained, cash-flowing fourplex located in the highly desirable and rapidly growing Hurst, Texas market. This property is an ideal addition to any investor's portfolio, offering immediate income, low vacancy potential, and excellent value-add upside. . Recently upgraded 2-2.5 Fourplex in Hurst, HEB ISD! Each units has Spacious living area has a classic brick woodburning fireplace & lovely built-ins. Nice sized dining area, great kitchen has a window that overlooks the family room. Large master suite has a fabulous balcony, his &

Key facts

• Great kitchen
• Fabulous balcony
• Private bath

Tags

• CASH-FLOWING FOURPLEX
• RECENTLY UPGRADED FOURPLEX
• LOVELY BUILT-INS
• GREAT KITCHEN
• FABULOUS BALCONY
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.5-bath units multifamily listed at $596k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive. Per door: $241/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $596k).
• Recommended offer: $578k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.4% in Hurst — 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 75/100 on livability (#150 in TX, #4,171 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, commute F.
• Hurst-Euless-Bedford ISD (suburban): math 47% / reading 50% proficiency, ranked #193 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hurst Hills El (math 51% / reading 50%, grade D+, #833 of 4,322 statewide, top 20%, 493 students, 64% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 102 active listings in the ZIP; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $6,436/mo this rent would consume 120% of the median local household income ($64k/yr) (locally 1278% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 44 days — a 3% lower offer ($578k) 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $578,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
6. Crime grade is D 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?
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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $595,584
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Treadwell Ct Unit 800B	0.00mi	8/10.0	4,224 (0%)	1mo	$596,000	$141	99

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 · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-40,756
• Equity at exit: $88,866

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $20,819
• Equity at exit: $51,531

Cash invested: $166,880 (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 76053

• Home prices YoY: -12.7%
• Rents YoY: 2.1%
• Active inventory: 102
• Price-to-rent: 30.9×

Monthly cashflow live

• Estimated rent: $6,436 high
• Mortgage (P&I): −$3,125
• Tax est. 1.5%: −$745 /mo · $8,940/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,352
• Net cashflow: $966

Break-even live

Break-even rent $5,214

Max offer price $596,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,378	-5% $1,172	+0% $966	+5% $760	+10% $554
Rent	-10% $457	-5% $711	+0% $966	+5% $1,220	+10% $1,474
Rate	-1.0pp $1,266	-0.5pp $1,117	base $966	+0.5pp $811	+1.0pp $654

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2.5	$6,436
Total (4 units)			$6,436

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: $149,000
• Closing costs: $17,880
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-05
   status Pending
2. 2026-03-07
   historical Active Option Contract
3. 2026-02-20
   listed $596,000 Active
4. 2025-08-19
   historical $1,295
5. 2025-08-04
   price $1,295
6. 2025-07-25
   listed $1,395

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,232
• − Mortgage interest: −$33,385
• − Property taxes: −$8,940
• − Insurance: −$2,980
• − Repairs & maintenance: −$6,179
• − Management: −$6,179
• − Depreciation: −$17,338
• Taxable income: $2,231
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $11,052/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.

Schools (NCES district)

• District: Hurst-Euless-Bedford ISD
• NCES district ID: 4824060
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $56,086
• Composite: 42.12/100
• National rank: #3316
• State rank: #193 of 826 in TX

Livability — Hurst

• Score: 75/100
• State rank: #150
• US rank: #4171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurst, TX
• County: Tarrant County · 2,033,669 people
• City population: 32,323
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,323
• Household income: $64,141
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1278.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 30% Two or more races 16% Black 11% Asian 5%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 24% Arabic 3% 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: ▼ -46.11%
• Current HPI: 316.5782
• Rent YoY: ▲ 2.10%
• 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

+42624.0% since first listed

6 events — show timeline

• 2026-04-05 Pending — NTREIS
• 2026-03-07 Contingent — NTREIS
• 2026-02-20 Listed $596,000 NTREIS
• 2025-08-19 Rental Removed $1,295 NTREIS
• 2025-08-04 Price Changed $1,295 NTREIS
• 2025-07-25 Listed for Rent $1,395 NTREIS