6974 Shoreview · Grand Prairie, TX 75054

$499,900

3 bd · 2.0 ba · 3,083 sqft · SingleFamily public records · 52 Days on market

Built 2004 6,019 sqft lot $162/sqft · 21% below area Est $613k · 18% under $64/mo HOA · 2% 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 +15.0/15.0
• Appreciation +4.8/10.0
• Schools +4.6/10.0
• Cash flow +4.2/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

Key facts

• Replaced windows
• Bonus storage room
• Modernized kitchen

Tags

• UPDATED HOME
• MODERNIZED KITCHEN
• BONUS STORAGE ROOM
• NEW ROOF
• REPLACED WINDOWS
• PRIVATE BACKYARD RETREAT

Property features AI

Finance

• Other: Some items excluded from sale: shelves, curtains, refrigerator, freezer, washer/dryer, wall-mounted TVs and mounts, security cameras and system
• Financial info: No second mortgage indicated; Loan type: Treat as clear
• HOA & community: Mandatory HOA; HOA fees include full use of facilities and maintenance of structures; HOA fee $385 semi-annually

Exterior

• Parking: Attached 2-car garage with 2-car double doors; 2 covered parking spaces
• Utilities: City water; City sewer; Underground utilities
• Home design: Single family residence; Two stories; Attached property
• Construction: Built in 2004
• Exterior features: Subdivision: Harbour At Grand Peninsula; Less than 0.5-acre lot; Concrete, curbs and sidewalks; Underground utilities

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Microwave; Kitchen island; Built-in cabinets
• Bedrooms: 4 bedrooms (primary bedroom on main level); Bedroom sizes include 12 x 10, 13 x 13, 13 x 11; Second-level living area 19 x 19
• Bathrooms: 3 bathrooms total (2 full, 1 half)
• Heating & cooling: Gas water heater
• Interior features: Open floorplan; Vaulted ceilings; Granite counters; Eat-in kitchen; Pantry; Cable TV available; High speed internet available; Walk-in closets; Two living areas; Ten total rooms
• Laundry & utility: Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (47.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (40.8% below list).
• Recommended offer: $262k (47.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: 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.
• Zoned schools: Anna May Daulton El (math 62% / reading 70%, grade B+, #229 of 4,322 statewide, top 5%, 673 students, 24% FRL); Danny Jones Middle (math 51% / reading 62%, grade B, #226 of 1,662 statewide, top 14%, 853 students, 32% FRL); Mansfield Lake Ridge H S (math 62% / reading 72%, grade B, #163 of 1,632 statewide, top 11%, 2,653 students, 28% FRL).
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mansfield ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.2%/yr); 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $1k of equity ($3k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $262,061 (47.6% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.54%
• DSCR: 0.49
• GRM: 14.1

CMA / ARV

• ARV (median comp): $612,960
• List price: $499,900
• Delta: -18.44%
• 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
2619 Cove Dr	0.22mi	4/3.0 (+1)	2,931 (-5%)	1mo	$455,000	$155	72
2585 Shoreview Dr	0.04mi	4/3.5 (+1)	2,822 (-8%)	5mo	$430,000	$152	69
6932 Catamaran Dr	0.26mi	4/3.0 (+1)	2,983 (-3%)	9mo	$499,000	$167	65
6965 Westlake Dr	0.02mi	4/3.5 (+1)	3,410 (+11%)	10mo	$614,900	$180	62
7064 Sea Star Dr	0.47mi	4/3.5 (+1)	3,221 (+4%)	2mo	$499,000	$155	58
2537 Clearlake Dr	0.23mi	4/4.0 (+1)	3,537 (+15%)	2mo	$530,000	$150	50
7071 Surfside Ln	0.56mi	4/2.5 (+1)	2,736 (-11%)	1mo	$469,990	$172	48
2823 Mastil Rd	0.68mi	4/3.5 (+1)	3,223 (+4%)	6mo	$530,000	$164	45
6844 Ensenada	0.69mi	4/3.5 (+1)	2,962 (-4%)	8mo	$499,993	$169	44
6935 Sarria	0.72mi	4/3.0 (+1)	2,914 (-6%)	9mo	$455,000	$156	41
2824 Mastil Rd	0.69mi	4/3.5 (+1)	3,314 (+8%)	8mo	$585,000	$177	38
2411 Lakewood Dr	0.75mi	4/3.5 (+1)	3,254 (+6%)	10mo	$449,000	$138	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.48% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.19×
• Total profit: $-113,643
• Equity at exit: $133,199

10-year hold

• IRR: -12.4%
• Equity multiple: -0.17×
• Total profit: $-164,419
• Equity at exit: $150,857

Cash invested: $139,972 (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.

Methodology + full state rankings →

ZIP-level market 75054

• Home prices YoY: -0.3%
• Rents YoY: 2.2%
• Active inventory: 120
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,958 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$789 /mo · $9,467/yr
• Insurance: −$208
• HOA: −$64
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-1,346

Break-even live

Break-even rent $4,662

Max offer price $262,061

Occupancy floor —

Sensitivity live

Price	-10% $-1,063	-5% $-1,205	+0% $-1,346	+5% $-1,488	+10% $-1,629
Rent	-10% $-1,580	-5% $-1,463	+0% $-1,346	+5% $-1,230	+10% $-1,113
Rate	-1.0pp $-1,095	-0.5pp $-1,219	base $-1,346	+0.5pp $-1,476	+1.0pp $-1,608

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7016 Capanna Trl Grand Prairie, TX	4.0	2.5	2182	$3,195	$1.46	45d	1	0.18mi
7044 Bethlehem Dr Grand Prairie, TX	3.0	2.0	2612	$2,995	$1.15	45d	1	0.53mi
2956 Benissa Grand Prairie, TX	4.0	3.5	2990	$3,400	$1.14	0d	1	0.80mi
2764 Fuente Grand Prairie, TX	4.0	2.5	2928	$3,200	$1.09	3d	1	0.82mi
7255 Rueda Grand Prairie, TX	4.0	2.0	2273	$3,000	$1.32	21d	1	0.96mi
2931 Bandera Grand Prairie, TX	4.0	2.5	3400	$3,300	$0.97	24d	1	0.99mi
2712 Columbus Grand Prairie, TX	4.0	2.5	3570	$3,089	$0.87	45d	1	1.07mi
2645 Villa Di Lago #4 Grand Prairie, TX	3.0	2.5	2430	$3,200	$1.32	9d	1	1.26mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: poolgymsecurity

Listing history 32 events

1. 2026-06-21
   days on market $499,900 Active 52 DOM
2. 2026-06-18
   days on market $499,900 Active 49 DOM
3. 2026-06-17
   days on market $499,900 Active 48 DOM
4. 2026-06-16
   days on market $499,900 Active 47 DOM
5. 2026-06-16
   price $499,900 Active 46 DOM
6. 2026-06-15
   days on market $507,900 Active 46 DOM
7. 2026-06-13
   days on market $507,900 Active 44 DOM
8. 2026-06-13
   days on market $507,900 Active 43 DOM
9. 2026-06-09
   days on market $507,900 Active 40 DOM
10. 2026-06-08
    days on market $507,900 Active 39 DOM
11. 2026-06-07
    days on market $507,900 Active 38 DOM
12. 2026-06-04
    days on market $507,900 Active 35 DOM
13. 2026-06-03
    days on market $507,900 Active 34 DOM
14. 2026-06-02
    days on market $507,900 Active 33 DOM
15. 2026-06-01
    days on market $507,900 Active 32 DOM
16. 2026-05-31
    days on market $507,900 Active 31 DOM
17. 2026-04-23
    listed $514,900 Active 1320-char remark
18. 2014-10-30
    soldstatus
19. 2014-10-29
    soldstatus Sold 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

20. 2014-10-16
    status Pending 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

21. 2014-10-01
    historical Active Option Contract 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

22. 2014-09-18
    price $229,000 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

23. 2014-09-09
    status Active 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

24. 2014-09-04
    historical Active Option Contract 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

25. 2014-08-25
    listed $234,900 Active 361-char remark

    Show marketing remark (361 chars)

    BEAUTIFUL UPDATED CARPET. NEW BOARD ON BOARD FENCE. Located in Grand Peninsula Community and Mansfield's exemplary schools. This home offers a bright open floor plan and is MOVE IN READY! The community offers 2 pools, gated playground, walking & biking trails. 24 7 fitness center and a club house. Walking distance to Anna Mae Daulton Elementary School.

26. 2014-07-31
    historical
27. 2014-07-09
    price $234,900
28. 2014-04-29
    price $239,900
29. 2014-04-22
    price $249,000
30. 2014-04-17
    listed $254,900 Active
31. 2004-04-17
    historical
32. 2004-03-04
    listed $221,500

ⓘ 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: $9,467 · $789/mo
• Projected year-2 tax: $9,467 · $789/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,490
• − Mortgage interest: −$28,002
• − Property taxes: −$9,467
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$768
• − Depreciation: −$14,543
• Taxable loss: −$25,468
• Est. tax savings @ 24.0%: +$6,112
• After-tax cash flow: $-10,044/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 — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Tarrant County · 2,033,669 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,388
• Household income: $163,229
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 81.0

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 0.72)
• Race & ethnicity: White 36% Black 34% Hispanic / Latino 14% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 3% Welsh 2% Portuguese 2%
• Foreign-born: 19% · Vietnam, Canada
• Languages at home: 80% English-only · Spanish 6% Vietnamese 5% French/Haitian/Cajun 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: ▼ -0.48%
• Current HPI: 175.3166
• Rent YoY: ▲ 2.25%
• 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

+125.7% since first listed

18 events — show timeline

• 2026-06-16 Price Changed $499,900 NTREIS
• 2026-05-27 Price Changed $507,900 NTREIS
• 2026-04-23 Listed $514,900 NTREIS
• 2014-10-30 Sold (Public Records) — Public Records
• 2014-10-29 Sold (MLS) — NTREIS
• 2014-10-16 Pending — NTREIS
• 2014-10-01 Contingent — NTREIS
• 2014-09-18 Price Changed $229,000 NTREIS
• 2014-09-09 Relisted — NTREIS
• 2014-09-04 Contingent — NTREIS
• 2014-08-25 Listed $234,900 NTREIS
• 2014-07-31 Listing Removed — NTREIS
• 2014-07-09 Price Changed $234,900 NTREIS
• 2014-04-29 Price Changed $239,900 NTREIS
• 2014-04-22 Price Changed $249,000 NTREIS
• 2014-04-17 Listed $254,900 NTREIS
• 2004-04-17 Listing Removed — NTREIS
• 2004-03-04 Listed $221,500 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $9,467 · -0.8% YoY. Source: county tax records.