313 Sunnyview Dr · Mansfield, TX 76063

$184,900

3 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 17 Days on market

Built 1984 7,261 sqft lot $141/sqft · 24% below area Est $244k · 24% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential in this 3-bedroom, 2-bathroom single-family home located in the established Hillcrest West community of Mansfield. Spanning approximately 1,308 square feet, this 1984-built brick residence serves as a blank slate for those looking to customize or renovate. Situated on a generous 7,262-square-foot lot within the highly regarded Mansfield ISD, the property offers a functional layout and a spacious backyard. Conveniently located near local parks and downtown Mansfield shopping. Bring your vision and transform this project into a standout home. Schedule your tour today!

Key facts

• Generous lot
• Spacious backyard
• Mansfield isd

Tags

• SPACIOUS BACKYARD
• GENEROUS LOT
• MANSFIELD ISD
• LOCAL PARKS
• DOWNTOWN MANSFIELD SHOPPING

Property features AI

Finance

• Other: Pet restrictions apply
• Financial info: Listing terms include Cash, Conventional, FHA, VA Loan
• HOA & community: No homeowner association

Exterior

• Parking: Attached garage; 2 covered garage spaces (approx. 20' wide x 20' long)
• Utilities: Underground utilities; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Shingle/composition roof; Slab foundation; Built in 1984
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on level 1 (approx. 11 x 12); Bedroom on level 1 (approx. 10 x 10); Bedroom on level 1 (approx. 10 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central air (Electric)
• Interior features: Built-in features; Walk-in closet(s); One living area; One dining area; Total room count: 8; Living room with fireplace
• Laundry & utility: Laundry room on level 1 (approx. 6 x 5); Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Erma Nash El (math 27% / reading 36%, grade F, #2,396 of 4,322 statewide, top 56%, 662 students, 65% FRL) — zoned schools average 65% FRL vs 35% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Mansfield ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 715 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 ($182k) is reasonable based on typical stale-listing flexibility.

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 $182,126 (1.5% below list)

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.16% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (median comp): $244,214
• List price: $184,900
• Delta: -24.29%
• 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
313 Sunnyview Dr	0.00mi	3/2.0	1,308 (0%)	0mo	$184,900	$141	100
420 Hillcrest St	0.28mi	3/2.0	1,325 (+1%)	2mo	$289,000	$218	82
400 Mckown Dr	0.11mi	3/1.5	1,404 (+7%)	3mo	$239,900	$171	78
1008 Kay Lynn St	0.31mi	3/2.0	1,240 (-5%)	1mo	$315,000	$254	76
605 Plainview Dr	0.22mi	3/2.0	1,220 (-7%)	3mo	$270,000	$221	76
505 Blueberry Hill Ln	0.23mi	3/2.0	1,446 (+11%)	4mo	$285,000	$197	69
625 Little Ln	0.40mi	3/2.0	1,432 (+10%)	3mo	$255,000	$178	63
1007 Kay Lynn St	0.31mi	3/2.0	1,501 (+15%)	3mo	$284,900	$190	58
106 S 3rd Ave	0.69mi	3/2.0	1,369 (+5%)	2mo	$315,000	$230	58
606 Hillcrest St	0.36mi	3/2.0	1,503 (+15%)	0mo	$275,000	$183	58
649 Blueberry Hill Ln	0.49mi	3/2.0	1,441 (+10%)	3mo	$250,000	$173	58
1094 Palm Ct	0.74mi	3/2.0	1,380 (+6%)	2mo	$313,500	$227	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-17,053
• Equity at exit: $27,569

10-year hold

• IRR: -4.9%
• Equity multiple: 0.73×
• Total profit: $-14,188
• Equity at exit: $15,987

Cash invested: $51,772 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 715
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$970
• Tax from tax record: −$354 /mo · $4,252/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $300

Break-even live

Break-even rent $1,773

Max offer price $184,900

Occupancy floor 81%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Hillcrest St Mansfield, TX	4.0	1.5	1600	$3,000	$1.88	43d	1	0.21mi
309 Hillcrest St Mansfield, TX	3.0	2.0	1300	$1,950	$1.50	43d	1	0.22mi
606 Plainview Dr Mansfield, TX	2.0	2.0	1246	$1,881	$1.51	12d	1	0.23mi
500 E Kimball St Unit 1 Mansfield, TX	3.0	2.5	1527	$2,295	$1.50	7d	1	0.26mi
305 Live Oak Dr Mansfield, TX	4.0	2.0	1320	$2,000	$1.52	43d	1	0.28mi
311 Stell Ave Mansfield, TX	3.0	2.0	1484	$2,190	$1.48	12d	1	0.29mi
609 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1796	$2,195	$1.22	12d	1	0.30mi
608 Hillcrest St Mansfield, TX	3.0	2.0	1282	$1,800	$1.40	3d	1	0.36mi
621 Hollyberry Dr Mansfield, TX	3.0	2.0	1152	$2,180	$1.89	3d	1	0.38mi
625 Hollyberry Dr Mansfield, TX	3.0	2.0	1303	$2,150	$1.65	18d	1	0.39mi
627 McKown Dr Mansfield, TX	3.0	2.0	1377	$2,000	$1.45	24d	1	0.45mi
800 Fort Worth St Mansfield, TX	3.0	2.0	1383	$1,875	$1.36	43d	1	0.46mi
649 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1441	$2,075	$1.44	2d	1	0.47mi
906 Fort Worth St Mansfield, TX	3.0	2.0	1383	$2,051	$1.48	7d	1	0.48mi
609 Kings Way Dr Unit A Mansfield, TX	3.0	2.0	1064	$1,800	$1.69	43d	1	0.53mi
307 Kings Way Dr Mansfield, TX	3.0	2.0	1220	$1,790	$1.47	24d	1	0.53mi
303 Kings Way Dr Unit B Mansfield, TX	2.0	2.0	1064	$2,200	$2.07	2d	1	0.54mi
502 W Kimball St Unit 2 Mansfield, TX	3.0	2.5	1513	$2,295	$1.52	24d	1	0.75mi
506 W Kimball St Unit 1 Mansfield, TX	3.0	2.5	1526	$2,295	$1.50	24d	1	0.77mi
506 W Kimball St Unit 2 Mansfield, TX	3.0	2.5	1526	$2,395	$1.57	43d	1	0.77mi
508 W Kimball St Unit 1 Mansfield, TX	3.0	2.5	1723	$2,495	$1.45	7d	1	0.78mi
223 N Willow St Mansfield, TX	3.0	2.0	1304	$2,150	$1.65	20d	1	0.82mi
1302 Palm St Mansfield, TX	3.0	2.0	1574	$2,300	$1.46	43d	1	0.89mi
214 Juniper St Mansfield, TX	3.0	2.0	1610	$2,250	$1.40	43d	1	0.90mi
15 Foster Ct Mansfield, TX	2.0	2.0	950	$1,400	$1.47	24d	1	0.95mi
715 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1022	$2,533	$2.48	1d	18	0.97mi
302 Shady Valley Dr Mansfield, TX	2.0	2.0	1032	$1,650	$1.60	18d	1	1.02mi
751 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1032	$2,609	$2.53	1d	19	1.04mi
925 Remington Ranch Rd Mansfield, TX	3.0	2.0	1524	$2,350	$1.54	12d	1	1.31mi
910 Blue Jay Dr Mansfield, TX	3.0	2.0	1409	$2,250	$1.60	2d	1	1.32mi
1002 Canary Ln Mansfield, TX	3.0	2.0	1373	$2,250	$1.64	7d	1	1.38mi
5 Canary Ct Mansfield, TX	3.0	2.0	1579	$1,995	$1.26	3d	1	1.38mi
1400 North St Mansfield, TX	1.0–3.0	1.0–2.0	964	$2,413	$2.50	1d	28	1.39mi
1725 E Broad St Mansfield, TX	3.0	1.0–2.0	1016	$2,995	$2.95	1d	265	1.49mi

Listing history 4 events

1. 2026-05-18
   status Pending 593-char remark
2. 2026-05-01
   listed $184,900 Active 593-char remark
3. 2014-06-17
   soldstatus
4. 1994-01-05
   soldstatus

ⓘ 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: $4,252 · $354/mo
• Projected year-2 tax: $4,252 · $354/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: $25,839
• − Mortgage interest: −$10,357
• − Property taxes: −$4,252
• − Insurance: −$924
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$5,379
• Taxable income: $792
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $3,411/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 — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Tarrant County · 2,033,669 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 82,625
• Household income: $118,946
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 2081.0

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 52% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% 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: ▼ -108.63%
• Current HPI: 259.1952
• Rent YoY: ▼ -1.18%
• 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 Sold (MLS) — NTREIS
• 2026-05-18 Pending — NTREIS
• 2026-05-01 Listed $184,900 NTREIS
• 2014-06-17 Sold (Public Records) — Public Records
• 1994-01-05 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,252 · -18.9% YoY. Source: county tax records.