7688 Resting Mews · North Richland Hills, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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 +13.9/15.0
- Schools +6.2/10.0
- Cash flow +4.4/30.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Rent growth +3.1/5.0
- 1% rule +2.6/10.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$299,900
7688 Resting Mews · North Richland Hills, TX 76182
3 bd · 2.5 ba · 1,497 sqft · Townhouse
public records
· 132 Days on market
Built 2020
1,655 sqft lot
Garage
$200/sqft
· 14% below area
Est $350k · 14% under
$280/mo HOA · 12% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
This half duplex is a 2 story duplex with a modern feel. All 3 bedrooms are upstairs along with the laundry room and 2 full bathrooms. The master bath boasts a large walk in shower. Downstairs has an over sized eat in kitchen with island. Open to a large living area. A half bath also is on ground floor. This development is perfect location for the train which takes you right in to DFW Airport.
Key facts
- Granite countertops
- Gas range
- $280 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-782 ($-9k/yr) — negative.
- To cash-flow at today's rent, offer at most $162k (46.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (23.8% below list).
- Recommended offer: $162k (46.0% below list) — sets the bar for cash-flow.
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); Smithfield Middle (math 80% / reading 59%, grade A, #63 of 1,662 statewide, top 4%, 821 students, 28% FRL); Birdville H S (math 69% / reading 65%, grade B, #163 of 1,632 statewide, top 11%, 2,086 students, 46% FRL).
- Zoned-school proficiency averages 62% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Birdville ISD average implies; a family-tenant draw the district grade alone would hide.
- Market conditions: Rents rising (+2.2%/yr); 301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 132 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 5y ago 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$161,799
(46.0% below list)
Questions for the listing agent
- 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?
- It's been on market 132 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.76% ✗
- Cap rate
- 3.16%
- Cash-on-cash
- -11.17%
- DSCR
- 0.50
- GRM
- 10.9
CMA / ARV
- ARV (median comp)
- $349,713
- List price
- $299,900
- Delta
- -14.24%
- 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 |
|---|---|---|---|---|---|---|---|
| 7696 Resting Mews | 0.01mi | 3/2.5 | 1,501 (+0%) | 0mo | $298,000 | $199 | 99 |
| 7628 Resting Mews | 0.07mi | 3/2.5 | 1,497 (0%) | 15mo | $310,000 | $207 | 85 |
| 7604 Rambler Ln | 0.08mi | 2/2.5 (-1) | 1,553 (+4%) | 4mo | $349,000 | $225 | 81 |
| 8053 Caladium Dr | 0.41mi | 2/2.5 (-1) | 1,519 (+2%) | 4mo | $325,000 | $214 | 70 |
| 8057 Caladium Dr | 0.41mi | 3/2.5 | 1,581 (+6%) | 8mo | $330,000 | $209 | 65 |
| 7609 Reis Ln | 0.12mi | 3/2.5 | 1,662 (+11%) | 15mo | $349,000 | $210 | 64 |
| 7565 Reis Ln | 0.15mi | 3/2.5 | 1,673 (+12%) | 13mo | $330,000 | $197 | 62 |
| 8005 Caladium Dr | 0.35mi | 3/2.5 | 1,691 (+13%) | 2mo | $369,000 | $218 | 60 |
| 8013 Caladium Dr | 0.36mi | 2/2.5 (-1) | 1,519 (+2%) | 19mo | $309,000 | $203 | 60 |
| 8065 Caladium Dr | 0.42mi | 2/1.5 (-1) | 1,372 (-8%) | 5mo | $320,000 | $233 | 54 |
| 8072 Caladium Dr | 0.45mi | 2/2.5 (-1) | 1,384 (-8%) | 17mo | $325,000 | $235 | 48 |
| 6725 Hewitt St | 0.62mi | 2/2.0 (-1) | 1,303 (-13%) | 17mo | $230,000 | $177 | 28 |
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 · 2.23% rent growth · sell at horizon
5-year hold
- IRR
- -37.6%
- Equity multiple
- -0.19×
- Total profit
- $-99,794
- Equity at exit
- $44,716
10-year hold
- IRR
- -61.5%
- Equity multiple
- -0.87×
- Total profit
- $-156,685
- Equity at exit
- $25,930
Cash invested: $83,972 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active · 6 under contract
- Months of supply
- 3.0 mo (33%/mo absorbed)
- Median asking
- $368,700 ($212/sqft)
- Median days on market
- 66 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +10.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 76182
- Rents YoY
- 2.2%
- Active inventory
- 301
- Price-to-rent
- 10.9×
Monthly cashflow live
↻
- Estimated rent
- $2,284 high interval (Pro) →
- Mortgage (P&I)
- −$1,573
- Tax from tax record
- −$609 /mo · $7,303/yr
- Insurance
- −$125
- HOA
- −$280
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$480
- Net cashflow
- $-782
Break-even live
Break-even rent
$3,274
Max offer price
$161,799
Occupancy floor
—
Sensitivity live
| Price | -10% $-612 | -5% $-697 | +0% $-782 | +5% $-867 | +10% $-952 |
|---|---|---|---|---|---|
| Rent | -10% $-962 | -5% $-872 | +0% $-782 | +5% $-692 | +10% $-601 |
| Rate | -1.0pp $-631 | -0.5pp $-705 | base $-782 | +0.5pp $-859 | +1.0pp $-939 |
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
- $74,975
- Closing costs
- $8,997
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7640 Resting Mews North Richland Hills, TX | 3.0 | 2.5 | 1497 | $2,450 | $1.64 | 59d | 1 | 0.04mi |
| 7705 Reis Ln North Richland Hills, TX | 2.0 | 2.5 | 1553 | $2,600 | $1.67 | 120d | 1 | 0.05mi |
| 7616 Resting Mews North Richland Hills, TX | 3.0 | 2.5 | 1512 | $2,295 | $1.52 | 12d | 1 | 0.07mi |
| 7613 Reis Ln North Richland Hills, TX | 3.0 | 2.5 | 1816 | $3,000 | $1.65 | 90d | 1 | 0.10mi |
| 7605 Reis Ln North Richland Hills, TX | 2.0 | 2.5 | 1662 | $2,795 | $1.68 | 120d | 1 | 0.11mi |
| 7605 Reis Ln North Richland Hills, TX | 2.0 | 2.5 | 1662 | $2,500 | $1.50 | 50d | 1 | 0.11mi |
| 7605 Reis Ln North Richland Hills, TX | 2.0 | 2.5 | 1662 | $2,575 | $1.55 | 51d | 1 | 0.11mi |
| 7716 Sable Ln North Richland Hills, TX | 3.0 | 2.5 | 1348 | $1,975 | $1.47 | 50d | 1 | 0.12mi |
| 7716 Sable Ln Unit 7716 North Richland Hills, TX | 3.0 | 2.5 | 1348 | $1,975 | $1.47 | 59d | 1 | 0.12mi |
| 7718 Sable Ln North Richland Hills, TX | 3.0 | 2.5 | 1348 | $1,975 | $1.47 | 49d | 1 | 0.12mi |
| 7569 Reis Ln North Richland Hills, TX | 3.0 | 2.5 | 1816 | $2,465 | $1.36 | 0d | 1 | 0.13mi |
| 7561 Reis Ln North Richland Hills, TX | 3.0 | 2.0 | 1850 | $2,595 | $1.40 | 120d | 1 | 0.14mi |
| 6320 Holiday Ln North Richland Hills, TX | 3.0 | 2.0 | 1215 | $1,695 | $1.40 | 94d | 1 | 0.14mi |
| 7537 Reis Ln North Richland Hills, TX | 3.0 | 2.5 | 1830 | $2,695 | $1.47 | 26d | 1 | 0.17mi |
| 7537 Reis Ln North Richland Hills, TX | 3.0 | 2.5 | 1845 | $2,695 | $1.46 | 35d | 1 | 0.17mi |
| 7614 April Ct North Richland Hills, TX | 3.0 | 2.0 | 1400 | $1,895 | $1.35 | 39d | 1 | 0.17mi |
| 7738 Sable Ln North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,600 | $1.49 | 2d | 1 | 0.18mi |
| 6308 Christy Ct North Richland Hills, TX | 3.0 | 2.0 | 1440 | $1,950 | $1.35 | 18d | 1 | 0.19mi |
| 7704 Jennifer Ln North Richland Hills, TX | 2.0 | 2.0 | 1080 | $1,495 | $1.38 | 116d | 1 | 0.20mi |
| 7514 Connie Ln North Richland Hills, TX | 3.0 | 2.0 | 1215 | $1,795 | $1.48 | 6d | 1 | 0.20mi |
| 7510 Connie Ln North Richland Hills, TX | 3.0 | 2.0 | 1440 | $1,950 | $1.35 | 45d | 1 | 0.22mi |
| 7510 Connie Ln North Richland Hills, TX | 3.0 | 2.0 | 1440 | $1,950 | $1.35 | 43d | 1 | 0.22mi |
| 6312 Mark Ct North Richland Hills, TX | 3.0 | 2.0 | 1440 | $1,850 | $1.28 | 51d | 1 | 0.24mi |
| 6314 Mark Ct North Richland Hills, TX | 3.0 | 2.0 | 1440 | $1,850 | $1.28 | 43d | 1 | 0.24mi |
| 6300 Mark Ct North Richland Hills, TX | 3.0 | 2.0 | 1440 | $2,100 | $1.46 | 54d | 1 | 0.25mi |
| 7451 N College Cir North Richland Hills, TX | 2.0 | 1.0 | 1006 | $1,550 | $1.54 | 120d | 1 | 0.26mi |
| 6340 Mark Ct North Richland Hills, TX | 3.0 | 2.0 | 1215 | $1,925 | $1.58 | 59d | 1 | 0.27mi |
| 7761 Sable Ln North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,600 | $1.49 | 101d | 1 | 0.28mi |
| 7761 Sable Ln North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,525 | $1.42 | 48d | 1 | 0.28mi |
| 7721 Brandi Pl North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,600 | $1.49 | 120d | 1 | 0.29mi |
| 7503 April Ln North Richland Hills, TX | 3.0 | 2.0 | 1215 | $1,950 | $1.60 | 33d | 1 | 0.30mi |
| 6532 Central Ave North Richland Hills, TX | 2.0 | 2.0 | 1059 | $1,700 | $1.61 | 4d | 1 | 0.30mi |
| 6532 Central Ave North Richland Hills, TX | 2.0 | 2.0 | 1059 | $1,700 | $1.61 | 54d | 1 | 0.30mi |
| 7729 Brandi Pl North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,700 | $1.58 | 29d | 1 | 0.30mi |
| 7501 April Ln North Richland Hills, TX | 3.0 | 2.0 | 1215 | $1,950 | $1.60 | 57d | 1 | 0.30mi |
| 6412 Sandhurst Ln E North Richland Hills, TX | 3.0 | 2.0 | 1444 | $2,020 | $1.40 | 28d | 1 | 0.31mi |
| 6539 Central Ave North Richland Hills, TX | 2.0 | 2.0 | 1080 | $1,595 | $1.48 | 95d | 1 | 0.33mi |
| 6603 Central Ave North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,774 | $1.65 | 7d | 1 | 0.34mi |
| 7717 Westcliff Dr North Richland Hills, TX | 2.0 | 2.0 | 1077 | $1,650 | $1.53 | 20d | 1 | 0.35mi |
| 7708 Deaver Dr North Richland Hills, TX | 3.0 | 2.0 | 1758 | $2,345 | $1.33 | 6d | 1 | 0.35mi |
Property features AI
Finance
- Other
- Possession negotiable
- HOA & community
- Mandatory HOAMonthly association fee of $280Association covers front yard maintenance, insurance, grounds maintenance, structure maintenance, management fees, and full use of facilitiesHOA managed by First Service Residential
Exterior
- Parking
- Covered parking for 22-car attached garage with automatic opener (approx. 18' wide x 20' long x 9' high)DrivewayAlley access
- Security
- Consent for audio and video recording on premises
- Utilities
- City waterCity sewerCable available
- Home design
- Townhouse (attached)Two-storyCondo/Townhome lot in Urban Trail Add subdivision
- Construction
- Built in 2020Composition roofSlab foundation
- Exterior features
- CurbsFront yard maintenance included (HOA)
Interior
- Kitchen
- Granite countertopsPantryWater line to refrigeratorDishwasherGas rangeMicrowaveDisposalTankless water heater
- Bedrooms
- 3 bedrooms totalPrimary bedroom on 2nd floor with ensuite bath and walk-in closetAdditional bedrooms on 2nd floor
- Flooring
- CarpetCeramic tileLuxury vinyl plank
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central heating (electric)Central air (electric)Ceiling fan(s)
- Interior features
- Open floorplanGranite countersPantryFlat screen wiringHigh speed internet availableRoom count: 10One living areaOne dining areaTwo levels
- Laundry & utility
- Separate utility room (2nd floor)
Listing history 50 events
-
2026-09-23days on market $299,900 Active 132 DOM
-
2026-09-22days on market $299,900 Active 131 DOM
-
2026-09-21days on market $299,900 Active 130 DOM
-
2026-09-20days on market $299,900 Active 129 DOM
-
2026-09-19days on market $299,900 Active 128 DOM
-
2026-09-18days on market $299,900 Active 127 DOM
-
2026-09-17days on market $299,900 Active 126 DOM
-
2026-09-16days on market $299,900 Active 125 DOM
-
2026-09-15days on market $299,900 Active 124 DOM
-
2026-09-14days on market $299,900 Active 123 DOM
-
2026-09-13days on market $299,900 Active 122 DOM
-
2026-09-12days on market $299,900 Active 121 DOM
-
2026-09-11days on market $299,900 Active 120 DOM
-
2026-09-05days on market $299,900 Active 114 DOM
-
2026-09-04days on market $299,900 Active 113 DOM
-
2026-09-02days on market $299,900 Active 111 DOM
-
2026-08-31days on market $299,900 Active 109 DOM
-
2026-08-29days on market $299,900 Active 107 DOM
-
2026-08-28days on market $299,900 Active 106 DOM
-
2026-08-27days on market $299,900 Active 105 DOM
-
2026-08-25days on market $299,900 Active 103 DOM
-
2026-08-24days on market $299,900 Active 102 DOM
-
2026-08-23days on market $299,900 Active 101 DOM
-
2026-08-22days on market $299,900 Active 100 DOM
-
2026-08-21days on market $299,900 Active 99 DOM
-
2026-08-20days on market $299,900 Active 98 DOM
-
2026-08-19days on market $299,900 Active 97 DOM
-
2026-08-18days on market $299,900 Active 96 DOM
-
2026-08-17days on market $299,900 Active 95 DOM
-
2026-08-16days on market $299,900 Active 94 DOM
-
2026-08-15days on market $299,900 Active 93 DOM
-
2026-08-14days on market $299,900 Active 92 DOM
-
2026-08-13days on market $299,900 Active 91 DOM
-
2026-08-12days on market $299,900 Active 90 DOM
-
2026-08-11days on market $299,900 Active 89 DOM
-
2026-08-10days on market $299,900 Active 88 DOM
-
2026-08-09days on market $299,900 Active 87 DOM
-
2026-08-08days on market $299,900 Active 86 DOM
-
2026-08-06days on market $299,900 Active 84 DOM
-
2026-08-05days on market $299,900 Active 83 DOM
-
2026-08-04days on market $299,900 Active 82 DOM
-
2026-08-03days on market $299,900 Active 81 DOM
-
2026-07-31days on market $299,900 Active 78 DOM
-
2026-07-30days on market $299,900 Active 76 DOM
-
2026-07-28days on market $299,900 Active 75 DOM
-
2026-07-26days on market $299,900 Active 73 DOM
-
2026-07-24days on market $299,900 Active 71 DOM
-
2026-07-23days on market $299,900 Active 70 DOM
-
2026-07-22days on market $299,900 Active 69 DOM
-
2026-07-21days on market $299,900 Active 68 DOM
ⓘ 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
- $7,303 · $609/mo
- Projected year-2 tax
- $7,303 · $609/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 1/10 Low
- Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
- Wind 6/10 Major 27% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,410
- − Mortgage interest
- −$16,799
- − Property taxes
- −$7,303
- − Insurance
- −$1,500
- − Repairs & maintenance
- −$2,193
- − Management
- −$2,193
- − HOA
- −$3,360
- − Depreciation
- −$8,724
- Taxable loss
- −$14,662
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,519
- After-tax cash flow
- $-5,862/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 · 13 photos
80/100
Cosmetic rehab
Est. rehab $7,485–$22,455 screening
This well-maintained townhouse in North Richland Hills offers a good condition with minimal repairs needed. It's located in a highly regarded school district and has a good curb appeal.
Value-add opportunities
- Resale paint exterior — enhances curb appeal ↑
- Resale trim around windows — improves home's appearance ↑
- Both landscape — enhances curb appeal and adds 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.
C
Composite school gradezoned avg 62/100
Zoned Schools
Elementary
Smithfield El
C-
TX #818/4,322
Nat'l #12,255/41,679
Middle
Smithfield Middle
A
TX #63/1,662
Nat'l #858/14,009
High
Birdville H S
B
TX #163/1,632
Nat'l #2,514/17,239
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
B
Composite livability gradescore 71/100
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 · 2,380,417 people
- City population
- 68,613
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 30,242
- Household income
- $120,558
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+15.3% since first listed7 events — show timeline
- 2026-05-14 Listed $299,900 NTREIS
- 2021-05-28 Sold (MLS) — NTREIS
- 2021-04-11 Pending — NTREIS
- 2021-04-06 Relisted — NTREIS
- 2021-04-05 Pending — NTREIS
- 2021-03-26 Price Changed $270,000 NTREIS
- 2021-03-02 Listed $260,000 NTREIS
Property tax history
+11.4%/yrLatest (2025): $7,303 · +7.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…