5525 Safari Trl · Arlington, TX 76018

$240,000

4 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 1 Days on market

Built 1985 5,053 sqft lot Est $306k · 22% 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• 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

An investor’s dream property or the perfect multi-generational home! This versatile 1,803 sq. ft. property boasts major high-ticket updates, including a hot water heater, a dishwasher, along with a complete roof replacement in 2016. The highly functional layout features two primary bedrooms, each equipped with its own spacious walk-in closet and dedicated dressing areas in the full bathrooms for maximum privacy and convenience. Natural light floods the home through two skylights, creating a bright and welcoming atmosphere. The main living space flows effortlessly into a charming breakfast nook for casual dining. Situated in a prime Southeast Arlington location, you will enjoy unbeata

Key facts

• 5,053 sq ft lot
• Garage
• Built 1985

Property features AI

Finance

• Financial info: Listing accepts cash and conventional financing
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); Covered parking space (1); On-street parking
• Utilities: City sewer; City water; Not in a municipal utility district
• Home design: Single family residence; Two levels; Residential property
• Construction: Built in 1985; Frame construction; Composition/shingle roof
• Exterior features: Interior lot; Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: Four bedrooms total; Primary bedroom located on level 2; One bedroom on level 1; additional bedrooms on level 2
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Seven total rooms; One living area; One dining area; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 7.2% vs local median 3.7% 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: Fitzgerald El (math 36% / reading 37%, grade F, #1,883 of 4,322 statewide, top 44%, 531 students, 86% FRL) — zoned schools average 86% FRL vs 60% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $2k of loan paydown is wiped out by about $7k 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 1 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000

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: 1.01% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $306,173
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 Cliffside Dr	0.52mi	3/2.0 (-1)	1,629 (+2%)	6mo	$285,000	$175	63
5615 Wellston Dr	0.27mi	3/2.0 (-1)	1,499 (-6%)	11mo	$299,999	$200	62
5537 Four Winds Dr	0.24mi	3/2.0 (-1)	1,393 (-13%)	5mo	$257,000	$184	57
1808 Wolf Creek Dr	0.59mi	3/2.0 (-1)	1,722 (+7%)	3mo	$348,888	$203	52
1621 Loveland Dr	0.66mi	3/2.0 (-1)	1,621 (+1%)	12mo	$320,000	$197	52
5536 Creekridge Dr	0.29mi	3/2.0 (-1)	1,364 (-15%)	7mo	$279,900	$205	51
1507 Endicott Dr	0.53mi	3/2.0 (-1)	1,725 (+8%)	11mo	$310,000	$180	48
1416 Garrison St	0.57mi	3/2.0 (-1)	1,729 (+8%)	10mo	$329,900	$191	47
2200 Belton Dr	0.62mi	3/2.0 (-1)	1,761 (+10%)	5mo	$320,000	$182	46
1514 Sayles Ave	0.59mi	3/2.0 (-1)	1,832 (+14%)	0mo	$340,000	$186	43
4950 Highbank Dr	0.62mi	3/2.0 (-1)	1,405 (-12%)	2mo	$295,000	$210	43
5703 Prescott Dr	0.66mi	3/2.0 (-1)	1,800 (+12%)	4mo	$300,000	$167	40

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-31,532
• Equity at exit: $35,785

10-year hold

• IRR: -7.1%
• Equity multiple: 0.58×
• Total profit: $-28,117
• Equity at exit: $20,751

Cash invested: $67,200 (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: 76
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$381 /mo · $4,569/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $175

Break-even live

Break-even rent $2,202

Max offer price $240,000

Occupancy floor 88%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5416 Spring Willow Dr Arlington, TX	4.0	2.0	1441	$1,899	$1.32	11d	1	0.18mi
1404 Ardmore Dr Arlington, TX	4.0	2.5	1915	$2,473	$1.29	43d	1	0.21mi
1505 Gentle Wind Dr Arlington, TX	3.0	1.0	1191	$2,000	$1.68	18d	1	0.21mi
5532 Four Winds Dr Arlington, TX	3.0	2.0	1285	$1,930	$1.50	1d	1	0.24mi
1502 Barbara Ln Arlington, TX	4.0	2.0	1847	$2,071	$1.12	43d	1	0.40mi
1733 Duster Cir Arlington, TX	3.0	2.0	1650	$2,125	$1.29	43d	1	0.62mi
6014 Parkmeadow Dr Arlington, TX	3.0	2.5	1940	$2,450	$1.26	13d	1	0.64mi
1408 Seely St Arlington, TX	3.0	2.0	2125	$2,350	$1.11	4d	1	0.70mi
2131 Post Wood Ln Arlington, TX	4.0	2.0	1955	$2,700	$1.38	10d	1	0.73mi
2222 Edinburgh St Arlington, TX	3.0	2.0	1812	$2,290	$1.26	3d	1	0.81mi
2222 Edinburgh St Arlington, TX	3.0	2.0	1812	$2,290	$1.26	19d	1	0.81mi
1521 Brookleaf Dr Arlington, TX	3.0	2.0	1625	$2,449	$1.51	43d	1	0.84mi
6015 Harwood Crossing Dr Arlington, TX	3.0	2.0	1643	$2,200	$1.34	14d	1	0.86mi
1805 Crimson Ct Arlington, TX	3.0	2.0	1314	$1,925	$1.46	43d	1	0.89mi
6323 Brookbriar Ct Arlington, TX	3.0	2.0	1575	$2,727	$1.73	44d	1	0.92mi
6323 Brookbriar Ct Arlington, TX	3.0	2.0	1575	$3,312	$2.10	22d	1	0.92mi
5305 Manhassett Dr Arlington, TX	3.0	2.0	1576	$2,100	$1.33	24d	1	0.93mi
2334 Belton Dr Arlington, TX	3.0	2.0	1707	$2,950	$1.73	43d	1	0.95mi
2318 Bennington Dr Arlington, TX	3.0	2.5	1615	$2,295	$1.42	24d	1	0.96mi
706 Langford Dr Arlington, TX	3.0	2.0	1651	$2,200	$1.33	1d	1	0.97mi
4806 Shadyway Dr Arlington, TX	3.0	2.0	1357	$2,300	$1.69	24d	1	0.99mi
2402 Bennington Dr Arlington, TX	3.0	2.5	1909	$2,145	$1.12	43d	1	0.99mi
6406 Brookglen Dr Arlington, TX	3.0	2.0	1320	$2,185	$1.66	43d	1	1.01mi
1100 Mapleview Dr Arlington, TX	3.0	2.0	1580	$2,098	$1.33	43d	1	1.01mi
2411 Bennington Dr Arlington, TX	3.0	2.5	1738	$2,490	$1.43	43d	1	1.04mi
6002 Rising Meadow Dr Arlington, TX	3.0	2.0	1864	$2,750	$1.48	43d	1	1.07mi
2425 Bennington Dr Arlington, TX	3.0	2.5	1738	$2,325	$1.34	4d	1	1.09mi
6101 Summerfield Dr Arlington, TX	3.0	2.0	1575	$2,440	$1.55	7d	1	1.12mi
5809 Coldsworth Ct Arlington, TX	3.0	2.0	1990	$2,450	$1.23	43d	1	1.15mi
6320 Merritt Way Ct Arlington, TX	3.0	2.0	2142	$2,650	$1.24	24d	1	1.18mi
734 Port Richmond Way Arlington, TX	3.0	2.0	1424	$2,050	$1.44	43d	1	1.22mi
4836 Gloucester Dr Grand Prairie, TX	4.0	2.0	2074	$2,450	$1.18	16d	1	1.26mi
6002 Cohoke Dr Arlington, TX	3.0	2.0	1575	$2,050	$1.30	43d	1	1.26mi
529 Nightshade Dr Arlington, TX	3.0	2.0	1208	$1,950	$1.61	43d	1	1.31mi
708 Port Richmond Way Arlington, TX	3.0	2.0	1180	$1,900	$1.61	10d	1	1.32mi
4450 S State Highway 360 Grand Prairie, TX	2.0–4.0	2.0–3.0	1477	$3,076	$2.08	2d	11	1.35mi
6202 Tidewater Dr Arlington, TX	3.0	2.0	1424	$2,100	$1.47	19d	1	1.36mi
6403 Jennie Ln Arlington, TX	3.0	2.0	1491	$2,400	$1.61	43d	1	1.39mi
6410 Juliette Run Arlington, TX	3.0	2.0	1563	$2,009	$1.29	11d	1	1.40mi
6703 Dusty Ridge Trl Arlington, TX	3.0	2.0	1441	$2,000	$1.39	3d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $240,000 Active 1 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: $4,569 · $381/mo
• Projected year-2 tax: $4,569 · $381/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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,076
• − Mortgage interest: −$13,444
• − Property taxes: −$4,569
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$6,982
• Taxable loss: −$1,771
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $2,523/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

5 events — show timeline

• 2026-06-17 Listed $240,000 NTREIS
• 1999-04-05 Sold (Public Records) — Public Records
• 1995-09-07 Sold (Public Records) — Public Records
• 1995-09-07 Sold (Public Records) — Public Records
• 1986-03-19 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,569 · -7.1% YoY. Source: county tax records.