1652 Verdin Rd · Fort Worth, TX 76140

$173,999

3 bd · 2.0 ba · 1,033 sqft · SingleFamily · 28 Days on market

Built 2025 5,271 sqft lot Est $251k · 31% under $42/mo HOA · 2% of rent ↓ 12% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS TO BACKYARD

Property features AI

Finance

• Other: Energy-efficient features include attic insulation (12"+), energy-efficient appliances, insulated doors and windows, low-flow commode, rain/freeze sensors, and programmable thermostat; Located in the Eagles Crossing subdivision, Tarrant County
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory association with management by Legacy Southwest; Association fee $500 annually; Association fee includes full use of facilities and management fees

Exterior

• Parking: Attached garage (20' wide x 18' deep) - garage faces front
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Curbs; Sidewalk
• Home design: Single family residence; One story; Property attached
• Construction: New construction (2025) — incomplete; Brick and fiber cement exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Interior lot; Landscaped yard; Sprinkler system

Interior

• Kitchen: Natural stone/granite counters; Walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Gas oven; Gas range; Microwave; Vented exhaust fan
• Bedrooms: 3 bedrooms; Primary bedroom with separate shower and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (ENERGY STAR qualified equipment); Central air conditioning (ENERGY STAR qualified equipment)
• Interior features: Built-in features; Cable TV available; Decorative lighting; Eat-in kitchen; High-speed internet available; Open floorplan; Pantry; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $171k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 374 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $5k 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 28 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $171,389 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 7.29%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $251,019
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Steeple Ridge Ct	0.35mi	3/2.0	1,030 (-0%)	4mo	$249,900	$243	79

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-23,867
• Equity at exit: $25,944

10-year hold

• IRR: -11.0%
• Equity multiple: 0.43×
• Total profit: $-27,918
• Equity at exit: $15,044

Cash invested: $48,720 (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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 374
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$217 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$42
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $145

Break-even live

Break-even rent $1,575

Max offer price $173,999

Occupancy floor 87%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Verdin RD Fort Worth, TX	3.0	2.0	1033	$1,700	$1.65	12d	1	0.02mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,099	$1.39	1d	7	0.43mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,419	$1.60	15d	2	0.43mi
9000 Balch St Unit 612 Everman, TX	3.0	2.0	1277	$1,101	$0.86	3d	1	0.70mi
9000 Balch St Unit 512 Everman, TX	2.0	2.0	1100	$974	$0.89	3d	1	0.70mi
9053 S Race St Unit 3121 Fort Worth, TX	3.0	2.0	1185	$809	$0.68	12d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,570	$1.32	12d	1	0.89mi
9053 S Race St Unit 9110 Fort Worth, TX	2.0	2.0	1072	$1,194	$1.11	3d	1	0.89mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,272	$1.19	43d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,464	$1.24	43d	1	0.89mi
9053 S Race St Unit 9086 Fort Worth, TX	3.0	2.0	1185	$1,421	$1.20	3d	1	0.89mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	22d	1	1.22mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,080	$1.13	1d	1	1.27mi
408 Noble Ave Unit B Everman, TX	2.0	1.0	780	$1,150	$1.47	24d	1	1.34mi
435 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	43d	1	1.34mi
302 N Race St Unit C Everman, TX	2.0	1.5	780	$1,200	$1.54	43d	1	1.35mi
302 N Race St Unit D Everman, TX	2.0	1.5	780	$1,200	$1.54	7d	1	1.35mi
512 Sussex Dr Fort Worth, TX	3.0	2.0	1307	$1,935	$1.48	43d	1	1.38mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	1.39mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 6 events

1. 2026-05-21
   price $174,999
2. 2026-05-20
   listed $174,999 Active 414-char remark

   Show marketing remark (414 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

3. 2026-05-20
   status Active

   Show marketing remark (414 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

4. 2026-02-26
   status Pending
5. 2026-02-25
   price $172,999
6. 2026-02-06
   listed $198,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,109
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$504
• − Depreciation: −$5,062
• Taxable loss: −$1,061
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,997/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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

-12.1% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $174,999 NTREIS
• 2026-05-20 Listed $174,999 Zillow
• 2026-05-20 Relisted — NTREIS
• 2026-02-26 Pending — NTREIS
• 2026-02-25 Price Changed $172,999 NTREIS
• 2026-02-06 Listed $198,999 NTREIS