1912 W Sanford St · Arlington, TX 76012

$295,750

4 bd · 2.0 ba · 2,244 sqft · MultiFamily public records · 17 Days on market

Built 1972 7,231 sqft lot Est $399k · 26% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Full Duplex each unit has 2 bedrooms with a jack-n-jill bath upstairs. Downstairs is a large living area, kitchen and breakfast area and a half bath. Fenced backyard. Buyer to verify all information. Purchase this property for as little as 3% down! This property approved for HomePath Mortgage and HomePath Renovation Mortgage Financing.

Key facts

• 7,231 sq ft lot
• 4 parking spots
• Built 1972

Property features AI

Finance

• Other: Property classified as Residential Income — Duplex; Building area reported (2244 total) and parcel APN available (parcel number 03297276)
• Financial info: Reported gross annual income and expenses are $0.00 (no income/expense details provided); No capitalization rate reported; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 4 assigned parking spaces; No garage or carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential income property (duplex); Single building with 2 total units; Built in 1972
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Lot in Warnell W W Add subdivision; Will not subdivide

Interior

• Kitchen: Appliances listed as 'Other' (details not specified)
• Bedrooms: 4 bedrooms
• Flooring: Other flooring (unspecified)
• Bathrooms: 2 full bathrooms; 2 half bathrooms (4 total bathrooms)
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Two-level interior; Other appliances and interior features (unspecified)
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $296k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive. Per door: $174/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $296k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Swift El (math 16% / reading 20%, grade F, #3,785 of 4,322 statewide, top 88%, 552 students, 82% FRL) — zoned schools average 82% FRL vs 60% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 145 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 41% 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 $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 17 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $291,313 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $399,432
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 Oakwood Ct	0.31mi	5/2.5 (+1)	2,162 (-4%)	9mo	$384,000	$178	64
2205 Viewtop Ln	0.35mi	5/3.0 (+1)	1,992 (-11%)	3mo	$320,000	$161	54
2025 Oakwood Ct	0.32mi	4/2.0	1,960 (-13%)	17mo	$350,000	$179	50

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 · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-22,777
• Equity at exit: $44,097

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $21,273
• Equity at exit: $25,571

Cash invested: $82,810 (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 76012

• Rents YoY: 4.0%
• Active inventory: 145
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,995 high
• Mortgage (P&I): −$1,551
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $348

Break-even live

Break-even rent $2,555

Max offer price $295,750

Occupancy floor 83%

Sensitivity live

Price	-10% $515	-5% $431	+0% $348	+5% $264	+10% $180
Rent	-10% $111	-5% $229	+0% $348	+5% $466	+10% $584
Rate	-1.0pp $496	-0.5pp $423	base $348	+0.5pp $271	+1.0pp $193

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,994
Total (2 units)			$2,995

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: $73,938
• Closing costs: $8,872
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Matthews Ct Arlington, TX	3.0	2.0	1490	$2,200	$1.48	3d	1	0.33mi
616 Placid Cir Arlington, TX	3.0	2.0	1681	$2,800	$1.67	25d	1	0.36mi
1612 Cindy Ct Arlington, TX	3.0	2.0	1726	$2,420	$1.40	8d	1	0.43mi
603 Pine Meadow Ct Arlington, TX	3.0	2.0	1996	$2,350	$1.18	25d	1	0.46mi
1504 Terrace St Arlington, TX	3.0	2.0	2250	$1,975	$0.88	22d	1	0.60mi
1504 Terrace St Arlington, TX	3.0	2.0	2250	$1,881	$0.84	8d	1	0.60mi
2326 Kingsway Dr Arlington, TX	3.0	2.5	1586	$1,900	$1.20	45d	1	0.61mi
2409 Springmont Ct Unit 2409 Arlington, TX	3.0	2.0	1916	$1,800	$0.94	45d	1	0.62mi
2409 Springmont Ct Arlington, TX	3.0	1.0	1916	$1,875	$0.98	45d	1	0.62mi
502 Bellevue Ln Arlington, TX	3.0	2.5	1764	$2,000	$1.13	22d	1	0.63mi
637 N Bowen Rd Arlington, TX	3.0	2.0	1825	$2,800	$1.53	45d	1	0.65mi
424 Westview Ter Arlington, TX	3.0	2.5	1728	$2,150	$1.24	13d	1	0.69mi
426 Westview Ter Arlington, TX	3.0	2.5	1872	$2,100	$1.12	4d	1	0.69mi
376 Westview Ter Arlington, TX	3.0	2.5	1518	$2,000	$1.32	45d	1	0.75mi
705 White Oak Ln Arlington, TX	3.0	2.0	1821	$1,995	$1.10	45d	1	0.78mi
514 Norwood Cir W Arlington, TX	3.0	2.5	2604	$1,850	$0.71	25d	1	1.01mi
1121 Uta Blvd Arlington, TX	2.0–4.0	2.0–4.0	1185	$980	$0.83	0d	76	1.06mi
2319 St Gregory St Arlington, TX	3.0	2.5	1470	$1,740	$1.18	0d	1	1.09mi
1509 University Dr Arlington, TX	4.0	2.0	2155	$2,700	$1.25	45d	1	1.21mi
2414 S Graham Dr Arlington, TX	3.0	2.5	1906	$2,150	$1.13	8d	1	1.21mi
2806 Buffalo Dr Arlington, TX	3.0	2.0	1852	$2,150	$1.16	45d	1	1.32mi
907 S Bowen Rd Arlington, TX	3.0	2.0	1404	$2,050	$1.46	45d	1	1.37mi
129 Garden Ct E Arlington, TX	3.0	2.5	1558	$2,500	$1.60	15d	1	1.39mi
1713 Ridgeview Dr Arlington, TX	4.0	2.5	2660	$2,815	$1.06	0d	1	1.41mi

Listing history 10 events

1. 2026-06-21
   days on market $295,750 Active 17 DOM
2. 2026-06-18
   days on market $295,750 Active 14 DOM
3. 2026-06-17
   days on market $295,750 Active 13 DOM
4. 2026-06-16
   days on market $295,750 Active 12 DOM
5. 2026-06-15
   days on market $295,750 Active 11 DOM
6. 2026-06-13
   days on market $295,750 Active 9 DOM
7. 2026-06-09
   days on market $295,750 Active 5 DOM
8. 2026-06-08
   days on market $295,750 Active 4 DOM
9. 2026-06-07
   remarks 636-char remark
10. 2026-06-07
    listed $295,750 Active 3 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: $4,132 · $344/mo
• Projected year-2 tax: $5,412 · $451/mo
• Expected delta: +$1,280/yr (+$107/mo · 31.0%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$16,567
• − Property taxes: −$4,132
• − Insurance: −$1,479
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$8,604
• Taxable loss: −$591
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $4,313/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): 27,991
• Household income: $88,141
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1121.0

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 0.65)
• Race & ethnicity: White 46% Hispanic / Latino 34% Two or more races 20% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 25% Cuban 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 27% French/Haitian/Cajun 2% Arabic 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: ▼ -281.05%
• Current HPI: 259.0255
• Rent YoY: ▲ 3.98%
• 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

+127.5% since first listed

10 events — show timeline

• 2026-06-04 Listed $295,750 NTREIS
• 2010-08-31 Sold (MLS) — NTREIS
• 2010-07-27 Listing Removed — NTREIS
• 2010-05-11 Sold (Public Records) — Public Records
• 2010-05-03 Listed $69,900 NTREIS
• 2006-11-10 Sold (Public Records) — Public Records
• 2006-10-30 Sold (MLS) — NTREIS
• 2006-09-18 Listed $130,000 NTREIS
• 2006-09-18 Listing Removed — NTREIS
• 2000-09-06 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,132 · -6.4% YoY. Source: county tax records.