1608 Bell Ave · Blue Mound, TX 76131

$150,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 50 Days on market

Built 1954 7,928 sqft lot Est $238k · 37% under

---

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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great flip opportunity in Blue Mound! Easy access to 820. Property is being sold as is, where is. Cash only.

Key facts

• 7,928 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Property type: Single Family Residence; Will subdivide: Subdivided
• Financial info: Listing terms: Cash
• HOA & community: No HOA / association

Exterior

• Parking: Attached garage with workshop area; 1 garage space; 1 covered parking space
• Utilities: City water; City sewer; Cable available; Individual gas meter
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1954); Subdivision: Saginaw Park Add
• Construction: Siding and wood exterior; Composition roof; Slab foundation; Built in 1954
• Exterior features: Chain link fencing; Few trees on the lot; Concrete and curbs

Interior

• Kitchen: Gas range; Microwave; Refrigerator water line (water line to refrigerator)
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Cable TV available; High-speed internet available; Window coverings; Seven total rooms; Two living areas; One dining area; One-level layout
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#390 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L A Gililland El (math 28% / reading 31%, grade F, #2,525 of 4,322 statewide, top 62%, 485 students, 76% FRL) — zoned schools average 76% FRL vs 36% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 471 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $238,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 Glenn Dr	0.22mi	4/1.0 (+1)	1,302 (-1%)	3mo	$149,900	$115	81
1712 Canyon Rdg	0.35mi	3/2.0	1,314 (-0%)	2mo	$256,900	$196	78
1708 Canyon Ridge St	0.35mi	3/2.0	1,254 (-5%)	7mo	$245,000	$195	66
129 Collins Ct	0.37mi	3/2.0	1,190 (-10%)	5mo	$199,000	$167	59
1929 Overland St	0.58mi	3/2.0	1,402 (+6%)	2mo	$250,000	$178	57
1604 Tyson St	0.30mi	3/1.5	1,161 (-12%)	9mo	$205,995	$177	57
1833 Capulin Rd	0.69mi	3/2.0	1,359 (+3%)	9mo	$295,000	$217	51
1755 Tyson St	0.43mi	4/2.0 (+1)	1,437 (+9%)	9mo	$249,900	$174	48
2109 Sweetwood Dr	0.70mi	3/2.0	1,439 (+9%)	0mo	$260,000	$181	47
1768 Americana Blvd	0.53mi	3/2.0	1,174 (-11%)	8mo	$195,000	$166	47
5957 Missy Ln	0.75mi	3/2.0	1,412 (+7%)	8mo	$275,000	$195	42
6468 Payton Dr	0.62mi	3/2.0	1,474 (+12%)	9mo	$299,900	$203	39

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-18
• Equity at exit: $22,365

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $15,820
• Equity at exit: $12,969

Cash invested: $42,000 (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 76131

• Home prices YoY: -15.6%
• Rents YoY: -0.2%
• Active inventory: 471
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$787
• Tax from tax record: −$324 /mo · $3,887/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $476

Break-even live

Break-even rent $1,485

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $560	-5% $518	+0% $476	+5% $433	+10% $391
Rent	-10% $311	-5% $393	+0% $476	+5% $558	+10% $640
Rate	-1.0pp $551	-0.5pp $514	base $476	+0.5pp $437	+1.0pp $397

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Americana Blvd Blue Mound, TX	3.0	2.0	1196	$1,850	$1.55	8d	1	0.33mi
829 Minuteman Dr Blue Mound, TX	3.0	2.0	1509	$2,140	$1.42	3d	1	0.62mi
1764 Independence Rd Blue Mound, TX	3.0	2.0	1538	$1,899	$1.23	20d	1	0.63mi
6029 Kristen Dr Fort Worth, TX	3.0	2.0	1432	$2,000	$1.40	25d	1	0.64mi
2016 Priscella Dr Fort Worth, TX	3.0	2.0	1632	$2,150	$1.32	4d	1	0.68mi
6109 Melanie Dr Fort Worth, TX	3.0	2.0	1760	$2,095	$1.19	18d	1	0.71mi
6309 Melanie Dr Fort Worth, TX	3.0	2.0	1614	$2,300	$1.43	18d	1	0.75mi
100 Creek Terrace Dr Fort Worth, TX	3.0	2.0	1814	$2,280	$1.26	25d	1	0.75mi
144 Creek Terrace Dr Saginaw, TX	3.0	2.0	1813	$2,195	$1.21	12d	1	0.79mi
2120 Ingrid Ln Fort Worth, TX	3.0	2.5	1847	$2,549	$1.38	13d	1	0.80mi
5832 Melanie Dr Fort Worth, TX	3.0	2.0	1384	$1,985	$1.43	3d	1	0.86mi
2016 Elderica Dr Fort Worth, TX	3.0–4.0	2.5–3.5	1381	$2,428	$1.76	8d	5	1.01mi
853 Atchison Dr Saginaw, TX	4.0	2.0	1748	$2,100	$1.20	25d	1	1.04mi
157 Spring Hollow Dr Fort Worth, TX	4.0	2.0	1737	$2,249	$1.29	3d	1	1.05mi
2600 Western Center Blvd Fort Worth, TX	2.0–3.0	2.0–2.5	1192	$1,589	$1.33	2d	12	1.07mi
915 Santa Fe Dr Saginaw, TX	4.0	2.0	1744	$8,950	$5.13	25d	1	1.11mi
1016 Grand Central Pkwy Saginaw, TX	3.0	2.0	1757	$2,104	$1.20	21d	1	1.11mi
2650 Western Center Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	964	$1,885	$1.96	3d	28	1.16mi
1101 Trinity Trl Saginaw, TX	3.0	2.0	1596	$2,055	$1.29	3d	1	1.22mi
7401 Cowhand Ct Fort Worth, TX	3.0	2.5	1634	$2,099	$1.28	3d	1	1.23mi
5900 Ozark Dr Fort Worth, TX	3.0	2.0	1751	$2,100	$1.20	18d	1	1.24mi
217 Palomino Dr Saginaw, TX	4.0	2.0	1795	$2,000	$1.11	19d	1	1.33mi
6415 Old Denton Rd Fort Worth, TX	1.0–3.0	1.0–2.0	1130	$2,188	$1.94	2d	19	1.34mi
6301 Old Denton Rd Unit 6338 Fort Worth, TX	2.0	2.0	1172	$1,517	$1.29	3d	1	1.35mi
6301 Old Denton Rd Unit 6334 Fort Worth, TX	3.0	2.0	1312	$1,947	$1.48	3d	1	1.35mi
6301 Old Denton Rd Fort Worth, TX	2.0	2.0	1172	$1,555	$1.33	3d	1	1.35mi
6301 Old Denton Rd Fort Worth, TX	2.0	2.0	1172	$1,535	$1.31	21d	1	1.35mi
6301 Old Denton Rd Fort Worth, TX	2.0	2.0	1172	$1,535	$1.31	19d	1	1.35mi
2357 Bernese Ln Fort Worth, TX	3.0	2.0	1778	$2,150	$1.21	22d	1	1.39mi
632 Condor Trl Fort Worth, TX	3.0	2.0	1658	$2,095	$1.26	8d	1	1.49mi
7445 Sienna Ridge Ln Fort Worth, TX	3.0	2.0	1374	$2,000	$1.46	0d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 50 DOM
2. 2026-06-17
   days on market $150,000 Active 49 DOM
3. 2026-06-16
   days on market $150,000 Active 48 DOM
4. 2026-06-15
   days on market $150,000 Active 47 DOM
5. 2026-06-13
   days on market $150,000 Active 45 DOM
6. 2026-06-13
   days on market $150,000 Active 44 DOM
7. 2026-06-09
   days on market $150,000 Active 41 DOM
8. 2026-06-08
   days on market $150,000 Active 40 DOM
9. 2026-06-07
   days on market $150,000 Active 39 DOM
10. 2026-06-04
    days on market $150,000 Active 36 DOM
11. 2026-06-03
    days on market $150,000 Active 35 DOM
12. 2026-06-02
    days on market $150,000 Active 34 DOM
13. 2026-06-01
    days on market $150,000 Active 33 DOM
14. 2026-05-31
    days on market $150,000 Active 32 DOM
15. 2026-04-24
    listed $150,000 Active

ⓘ 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: $3,887 · $324/mo
• Projected year-2 tax: $3,887 · $324/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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,042
• − Mortgage interest: −$8,402
• − Property taxes: −$3,887
• − Insurance: −$750
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$4,364
• Taxable income: $3,632
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,835/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 of 826 in TX

Livability — Blue Mound

• Score: 70/100
• State rank: #390
• US rank: #8123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Mound, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,322
• Household income: $108,694
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1805.0

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 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 27% Black 14% Two or more races 12% Asian 12%
• Hispanic origin (detail): Mexican 19% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 6% 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: ▼ -46.06%
• Current HPI: 249.22
• Rent YoY: ▼ -0.17%
• 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

1 event — show timeline

• 2026-04-24 Listed $150,000 NTREIS

Property tax history

+5.7%/yr

Latest (2025): $3,887 · +13.3% YoY. Source: county tax records.