714 Charles City Dr · Arlington, TX 76018

$130,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 10 Days on market

Built 1996 6,011 sqft lot ↓ 26% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Home features 3 bedrooms, 2 baths and 2 car garage. Nice floor plan that is open for entertaining with large family room and good sized kitchen. New roof , flooring and fresh paint. Home is located close by schools and has easy access to I-20 for all the shopping and a large number of restaurants in the Highlands and Parks Mall of Arlington.

Key facts

• Industrial aesthetic
• Exposed rafters
• Large backyard

Tags

• INDUSTRIAL AESTHETIC
• ORIGINAL SOOT ACCENTS
• EXPOSED RAFTERS
• WOOD-BOARDED WINDOW PACKAGE
• BLANK SLATE KITCHEN
• LARGE BACKYARD

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Accessibility features: none
• Financial info: Loan treated as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with double doors; Covered parking (2 spaces); Driveway; Garage faces front
• Security: No specific security features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Built in 1996; One story
• Construction: Year built 1996; Construction materials not specified; Roof and foundation details not specified
• Exterior features: Lot smaller than 0.5 acre (about 0.138 acre); Subdivision: Colonial Greens South Add

Interior

• Kitchen: Kitchen approximately 15 x 8; Includes appliances (unspecified)
• Bedrooms: Primary bedroom (1st level) approximately 15 x 12; Secondary bedroom (1st level) approximately 12 x 11; Third bedroom (1st level) approximately 13 x 10
• Flooring: Flooring details not specified
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Wood-burning fireplace
• Interior features: One-level layout; Open living area; Dining area
• Laundry & utility: Utility features not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.6% vs local median 3.6% 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: crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bebensee El (math 16% / reading 22%, grade F, #3,739 of 4,322 statewide, top 87%, 789 students, 87% FRL); Ousley J H (math 37% / reading 49%, grade D-, #540 of 1,662 statewide, top 33%, 876 students, 78% FRL); Seguin H S (math 32% / reading 45%, grade F, #866 of 1,632 statewide, top 54%, 1,529 students, 72% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% of the median local income ($88k/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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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

• Watch-outs: property tax is 4.4% of price.
• 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 $130,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $301,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6423 Rising Meadow Dr	0.32mi	3/2.0	1,435 (+1%)	4mo	$269,900	$188	80
5711 Congressional Dr	0.46mi	3/2.0	1,429 (+0%)	4mo	$285,000	$199	75
424 Benjamin Ln	0.41mi	3/2.0	1,355 (-5%)	2mo	$279,900	$207	71
615 Red Coat Ln	0.16mi	3/2.0	1,254 (-12%)	4mo	$270,000	$215	69
6418 Jennie Ln	0.26mi	3/2.0	1,276 (-10%)	3mo	$270,000	$212	68
304 Valley Forge Ln	0.64mi	3/2.0	1,393 (-2%)	1mo	$299,500	$215	66
6118 Wall St	0.61mi	3/2.0	1,468 (+3%)	2mo	$290,000	$198	64
319 Faircrest Dr	0.59mi	3/2.0	1,320 (-7%)	3mo	$287,000	$217	58
508 Valley Mills Dr	0.38mi	3/2.0	1,211 (-15%)	2mo	$285,000	$235	56
804 Castlewick Ct	0.69mi	3/2.0	1,539 (+8%)	1mo	$285,000	$185	54
6207 Patriotic Ct	0.74mi	3/2.0	1,301 (-9%)	2mo	$285,000	$219	50
1201 Eastwick Dr	0.74mi	3/2.0	1,595 (+12%)	2mo	$289,000	$181	44

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 · 1.39% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $11,871
• Equity at exit: $19,383

10-year hold

• IRR: 16.1%
• Equity multiple: 2.20×
• Total profit: $43,725
• Equity at exit: $11,240

Cash invested: $36,400 (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 76018

• Home prices YoY: -2.8%
• Rents YoY: 1.4%
• Active inventory: 80
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$682
• Tax from tax record: −$475 /mo · $5,700/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $570

Break-even live

Break-even rent $1,533

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $644	-5% $607	+0% $570	+5% $533	+10% $496
Rent	-10% $392	-5% $481	+0% $570	+5% $659	+10% $748
Rate	-1.0pp $635	-0.5pp $603	base $570	+0.5pp $536	+1.0pp $502

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Port Richmond Way Arlington, TX	3.0	2.0	1180	$1,900	$1.61	12d	1	0.06mi
6202 Tidewater Dr Arlington, TX	3.0	2.0	1424	$2,100	$1.47	21d	1	0.08mi
734 Port Richmond Way Arlington, TX	3.0	2.0	1424	$2,050	$1.44	45d	1	0.13mi
6002 Cohoke Dr Arlington, TX	3.0	2.0	1575	$2,050	$1.30	45d	1	0.17mi
6403 Jennie Ln Arlington, TX	3.0	2.0	1491	$2,400	$1.61	45d	1	0.18mi
6410 Juliette Run Arlington, TX	3.0	2.0	1563	$2,009	$1.29	13d	1	0.22mi
6111 Inks Lake Dr Arlington, TX	3.0	2.0	1521	$2,165	$1.42	45d	1	0.23mi
6101 Summerfield Dr Arlington, TX	3.0	2.0	1575	$2,440	$1.55	8d	1	0.23mi
6010 Rocky Point Dr Arlington, TX	3.0	2.0	1712	$2,100	$1.23	18d	1	0.24mi
6010 Rocky Point Dr Arlington, TX	3.0	2.0	1712	$2,100	$1.23	16d	1	0.24mi
6002 Rising Meadow Dr Arlington, TX	3.0	2.0	1864	$2,750	$1.48	45d	1	0.28mi
6101 Rising Meadow Dr Arlington, TX	4.0	2.0	1720	$2,720	$1.58	0d	1	0.29mi
850 Colson Dr Arlington, TX	3.0	2.0	1350	$2,095	$1.55	45d	1	0.34mi
517 Valley Mills Dr Arlington, TX	3.0	2.0	1200	$1,800	$1.50	45d	1	0.35mi
420 Revolution Ln Arlington, TX	4.0	2.0	1712	$1,995	$1.17	4d	1	0.43mi
700 N Emma Dr Arlington, TX	3.0	2.0	1830	$2,850	$1.56	21d	1	0.48mi
1100 Mapleview Dr Arlington, TX	3.0	2.0	1580	$2,098	$1.33	45d	1	0.49mi
6000 Lavaca Dr Arlington, TX	3.0	2.0	1559	$2,046	$1.31	8d	1	0.50mi
325 Angelina Dr Arlington, TX	3.0	2.0	1441	$1,900	$1.32	8d	1	0.54mi
6306 Pilgrim Ln Arlington, TX	3.0	2.0	1197	$1,885	$1.57	45d	1	0.55mi
327 Moss Hill Dr Arlington, TX	3.0	2.0	1575	$2,079	$1.32	45d	1	0.56mi
323 Moss Hill Dr Arlington, TX	3.0	2.0	1053	$1,900	$1.80	8d	1	0.58mi
6516 Fairglen Dr Arlington, TX	3.0	2.0	1789	$3,000	$1.68	0d	1	0.70mi
706 Langford Dr Arlington, TX	3.0	2.0	1651	$2,285	$1.38	0d	1	0.71mi
318 Spanish Moss Dr Arlington, TX	3.0	2.5	1600	$2,050	$1.28	45d	1	0.75mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	18d	1	0.76mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	5d	1	0.76mi
101 Colony Dr Arlington, TX	3.0	2.0	1400	$2,055	$1.47	45d	1	0.79mi
6707 Classen Trl Arlington, TX	3.0	2.0	1777	$2,600	$1.46	45d	1	0.84mi
6406 Brookglen Dr Arlington, TX	3.0	2.0	1320	$2,185	$1.66	45d	1	0.85mi
734 Bonnet Trl Arlington, TX	2.0	2.5	1636	$2,199	$1.34	23d	1	0.91mi
222 Mahogany Dr Arlington, TX	3.0	2.0	1421	$2,160	$1.52	18d	1	0.91mi
6323 Brookbriar Ct Arlington, TX	3.0	2.0	1575	$2,727	$1.73	46d	1	0.91mi
6323 Brookbriar Ct Arlington, TX	3.0	2.0	1575	$3,312	$2.10	23d	1	0.91mi
529 Nightshade Dr Arlington, TX	3.0	2.0	1208	$1,950	$1.61	45d	1	0.93mi
529 Nightshade Dr Arlington, TX	3.0	2.0	1208	$1,950	$1.61	0d	1	0.93mi
746 Bonnet Trl Arlington, TX	2.0	2.0	1416	$2,175	$1.54	26d	1	0.96mi
5907 Lovingham Ct Unit 5907 Arlington, TX	3.0	2.0	1200	$2,050	$1.71	45d	1	0.97mi
6463 Blue Trl Arlington, TX	3.0	2.5	1661	$2,399	$1.44	23d	1	0.97mi
760 Bonnet Trl Arlington, TX	3.0	2.5	1624	$2,349	$1.45	23d	1	0.99mi

Listing history 11 events

1. 2026-06-02
   status $130,000 Pending 10 DOM
2. 2026-06-01
   days on market $130,000 Active 10 DOM
3. 2026-05-31
   days on market $130,000 Active 9 DOM
4. 2026-05-22
   listed $130,000 Active
5. 2026-04-03
   historical $2,049
6. 2026-03-25
   listed $2,049
7. 2019-04-29
   soldstatus
8. 2019-04-26
   soldstatus Sold 343-char remark

   Show marketing remark (343 chars)

   Home features 3 bedrooms, 2 baths and 2 car garage. Nice floor plan that is open for entertaining with large family room and good sized kitchen. New roof , flooring and fresh paint. Home is located close by schools and has easy access to I-20 for all the shopping and a large number of restaurants in the Highlands and Parks Mall of Arlington.

9. 2019-04-22
   status Pending 343-char remark

   Show marketing remark (343 chars)

   Home features 3 bedrooms, 2 baths and 2 car garage. Nice floor plan that is open for entertaining with large family room and good sized kitchen. New roof , flooring and fresh paint. Home is located close by schools and has easy access to I-20 for all the shopping and a large number of restaurants in the Highlands and Parks Mall of Arlington.

10. 2019-04-05
    historical Active Option Contract 343-char remark

    Show marketing remark (343 chars)

    Home features 3 bedrooms, 2 baths and 2 car garage. Nice floor plan that is open for entertaining with large family room and good sized kitchen. New roof , flooring and fresh paint. Home is located close by schools and has easy access to I-20 for all the shopping and a large number of restaurants in the Highlands and Parks Mall of Arlington.

11. 2019-04-02
    listed $175,000 Active 343-char remark

    Show marketing remark (343 chars)

    Home features 3 bedrooms, 2 baths and 2 car garage. Nice floor plan that is open for entertaining with large family room and good sized kitchen. New roof , flooring and fresh paint. Home is located close by schools and has easy access to I-20 for all the shopping and a large number of restaurants in the Highlands and Parks Mall of Arlington.

ⓘ 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: $5,700 · $475/mo
• Projected year-2 tax: $5,700 · $475/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 · 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: $27,053
• − Mortgage interest: −$7,282
• − Property taxes: −$5,700
• − Insurance: −$650
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$3,782
• Taxable income: $5,310
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $5,566/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 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): 26,834
• Household income: $88,288
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 598.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 34% Black 24% White 23% Asian 14% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 0%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 22% Vietnamese 11% French/Haitian/Cajun 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: ▼ -8.64%
• Current HPI: 296.8765
• Rent YoY: ▲ 1.39%
• 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

-25.7% since first listed

8 events — show timeline

• 2026-05-22 Listed $130,000 NTREIS
• 2026-04-03 Rental Removed $2,049 Tricon
• 2026-03-25 Listed for Rent $2,049 Tricon
• 2019-04-29 Sold (Public Records) — Public Records
• 2019-04-26 Sold (MLS) — NTREIS
• 2019-04-22 Pending — NTREIS
• 2019-04-05 Contingent — NTREIS
• 2019-04-02 Listed $175,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $5,700 · -10.7% YoY. Source: county tax records.