6344 S Highland Cir · Haltom City, TX 76117

$69,000

1 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 4 Days on market

Built 1983 6,142 sqft lot

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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
• Rent growth +4.5/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in Fort Worth! This 2-bedroom, 2-bathroom single-wide mobile home, built in 1983, offers a great opportunity for those looking to add value through renovation. The property includes a covered 2-car carport and is priced to reflect the extensive repairs and updates needed. This home requires a full renovation and is being sold strictly as-is. Cash buyers only. Whether you're looking for your next flip, rental project, or investment property, this is a chance to bring your vision to life and unlock the property's potential.

Key facts

• 6,142 sq ft lot
• Parking
• Built 1983

Property features AI

Finance

• Other: Possession at closing/funding; Photos count: 17; Transaction type: For sale
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (covered) with space for 1 vehicle; No garage
• Utilities: Cable available; City sewer; City water; Electricity connected; Individual water meter
• Home design: Residential mobile home; Attached; Built in 1983
• Construction: Year built: 1983
• Exterior features: Lot smaller than 0.5 acre (about 0.141 acres); Subdivision: Highlands Add; Directions: Soloma and Highland intersection

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on level 1 (approx. 10 x 10)
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total rooms: 2; Levels: One

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 15.6% vs local median 4.3% in Haltom City — 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 66/100 on livability (#644 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• 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: Cheney Hills El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 664 students, 86% FRL) — zoned schools average 86% FRL vs 48% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Birdville ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.9%/yr); 125 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $477 of loan paydown is wiped out by about $2k 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 + 7.9% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $69,000

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. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.13%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 2.51×
• Total profit: $29,138
• Equity at exit: $10,288

10-year hold

• IRR: 43.0%
• Equity multiple: 6.07×
• Total profit: $97,945
• Equity at exit: $5,966

Cash invested: $19,320 (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 76117

• Home prices YoY: -23.9%
• Rents YoY: 7.9%
• Active inventory: 125
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$362
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $533

Break-even live

Break-even rent $555

Max offer price $69,000

Occupancy floor 52%

Sensitivity live

Price	-10% $572	-5% $553	+0% $533	+5% $514	+10% $494
Rent	-10% $436	-5% $485	+0% $533	+5% $582	+10% $631
Rate	-1.0pp $568	-0.5pp $551	base $533	+0.5pp $515	+1.0pp $497

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6324 Baker Blvd Richland Hills, TX	1.0–2.0	1.0–1.5	850	$1,019	$1.20	2d	22	0.42mi
6200 Baker Blvd Fort Worth, TX	1.0	1.0	745	$988	$1.33	25d	1	0.50mi
6520 Park Place Dr Richland Hills, TX	2.0–3.0	1.0–2.0	1317	$1,100	$0.84	2d	3	0.71mi
6605 Park Place Dr Richland Hills, TX	2.0	2.0	1192	$1,450	$1.22	44d	1	0.76mi
6605 Park Place Dr Unit D Richland Hills, TX	2.0	1.5	1192	$1,450	$1.22	25d	1	0.77mi
3208 Matthews Dr Richland Hills, TX	2.0	1.5	1000	$1,490	$1.49	44d	1	0.88mi
3216 Matthews Dr Richland Hills, TX	2.0	1.5	1000	$1,490	$1.49	44d	1	0.88mi
3218 Matthews Dr Richland Hills, TX	2.0	1.5	1000	$1,480	$1.48	44d	1	0.88mi
6305 Richland Plaza Dr Unit 6305 North Richland Hills, TX	2.0	1.0	960	$1,350	$1.41	44d	1	0.96mi
6321 Richland Plaza Dr Apt D North Richland Hills, TX	2.0	1.0	960	$1,100	$1.15	15d	1	0.97mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,215	$1.37	3d	1	1.05mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,215	$1.37	13d	1	1.05mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,215	$1.37	11d	1	1.05mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,250	$1.41	44d	1	1.05mi
3760 Kris St North Richland Hills, TX	2.0	1.0	880	$1,495	$1.70	44d	1	1.29mi
5280 Fossil Dr Haltom City, TX	1.0	1.0	700	$1,050	$1.50	25d	1	1.31mi
6419 Onyx Dr N North Richland Hills, TX	2.0	1.0	1012	$1,625	$1.61	44d	1	1.32mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $69,000 Pending 4 DOM
2. 2026-06-08
   remarks 544-char remark
3. 2026-06-08
   listed $69,000 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: $578 · $48/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$684/yr (+$57/mo · 118.4%)

ⓘ 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 5/10 Major 26% 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: $14,767
• − Mortgage interest: −$3,865
• − Property taxes: −$578
• − Insurance: −$345
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,007
• Taxable income: $5,608
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,054/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: 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

Livability — Haltom City

• Score: 66/100
• State rank: #644
• US rank: #12214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haltom City, TX
• County: Tarrant County · 2,033,669 people
• City population: 32,950
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,950
• Household income: $51,670
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1105.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 18% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 42% Puerto Rican 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 36% Other Asian/Pacific 4% Vietnamese 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: ▼ -103.25%
• Current HPI: 328.69
• Rent YoY: ▲ 7.89%
• 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

• 2026-06-08 Listed $69,000 NTREIS
• 2026-05-05 Sold (Public Records) — Public Records
• 2026-05-05 Sold (Public Records) — Public Records
• 2026-05-05 Sold (Public Records) — Public Records
• 1988-09-08 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $578 · -2.4% YoY. Source: county tax records.