1031 Wade Hampton St · Benbrook, TX 76126

$180,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 51 Days on market

Built 1945 0.39 ac lot $120/sqft · 27% below area Est $247k · 27% 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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home features comfortable living spaces with modern conveniences and thoughtful design elements throughout each room. This property features three bedrooms and two bathrooms. The sunroom at the rear of the property could be an office, dining area or another living area. The two full bathrooms ensure efficient morning routines and provide adequate facilities for household needs. Each bedroom offers a quiet retreat, with the primary bedroom providing a private sanctuary for rest and relaxation. Home is being sold in as is condition. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com

Key facts

• Private sanctuary
• Sunroom
• 0.39 acre lot

Tags

• SUNROOM
• PRIVATE SANCTUARY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $78 ($934/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.9% in Benbrook — 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 77/100 on livability (#90 in TX, #3,172 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 365 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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

• Watch-outs: property tax is 3.2% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1945 — 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 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. 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: 1.11% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 7.5

CMA / ARV

• ARV (median comp): $246,705
• List price: $180,000
• Delta: -27.04%
• 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
1031 Wade Hampton St	0.00mi	3/2.0	1,500 (0%)	0mo	$180,000	$120	96
220 Jeaneta Ave	0.34mi	3/2.0	1,540 (+3%)	4mo	$318,900	$207	72
1028 Bryant St	0.22mi	3/2.0	1,592 (+6%)	4mo	$294,000	$185	72
810 Darnell Ave	0.31mi	4/2.0 (+1)	1,541 (+3%)	3mo	$325,000	$211	70
1106 Warden St	0.16mi	4/2.0 (+1)	1,630 (+9%)	0mo	$239,000	$147	69
807 Keller Ave	0.31mi	3/2.0	1,640 (+9%)	1mo	$310,000	$189	65
1219 John Reagan St	0.58mi	3/2.0	1,530 (+2%)	2mo	$329,000	$215	63
404 Childers Ave	0.18mi	2/1.0 (-1)	1,295 (-14%)	2mo	$260,000	$201	62
1116 Heather Ct	0.67mi	3/2.0	1,501 (+0%)	3mo	$245,000	$163	62
1015 Keller Ave	0.46mi	4/2.0 (+1)	1,423 (-5%)	1mo	$238,000	$167	60
1216 Manning St	0.71mi	3/2.0	1,534 (+2%)	1mo	$259,900	$169	58
1217 Park Center St	0.54mi	3/2.0	1,645 (+10%)	1mo	$348,000	$212	54

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-26,774
• Equity at exit: $26,839

10-year hold

• IRR: -9.4%
• Equity multiple: 0.46×
• Total profit: $-27,142
• Equity at exit: $15,563

Cash invested: $50,400 (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 76126

• Home prices YoY: -33.4%
• Rents YoY: 1.6%
• Active inventory: 365
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$944
• Tax from tax record: −$475 /mo · $5,704/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $78

Break-even live

Break-even rent $1,891

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $180	-5% $129	+0% $78	+5% $27	+10% $-24
Rent	-10% $-79	-5% $-1	+0% $78	+5% $156	+10% $235
Rate	-1.0pp $168	-0.5pp $124	base $78	+0.5pp $31	+1.0pp $-16

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Warden St Benbrook, TX	3.0	1.5	1689	$1,800	$1.07	25d	1	0.11mi
1011 Usher St Benbrook, TX	4.0	2.0	2071	$2,175	$1.05	14d	1	0.11mi
700 Mercedes St Benbrook, TX	3.0	2.0	2141	$2,250	$1.05	25d	1	0.28mi
1001 John Reagan St Benbrook, TX	3.0	2.0	1859	$1,941	$1.04	44d	1	0.29mi
1018 McKinley St Unit A Benbrook, TX	2.0	2.5	1200	$1,200	$1.00	44d	1	0.31mi
119 Del Rio Ave Unit C Benbrook, TX	2.0	1.0	1858	$1,250	$0.67	25d	1	0.35mi
806 Keller Ave Benbrook, TX	4.0	2.0	1402	$2,000	$1.43	25d	1	0.35mi
1135 Park Center St Benbrook, TX	3.0	2.0	1754	$1,975	$1.13	44d	1	0.41mi
1111 Duane St Benbrook, TX	3.0	2.0	1654	$1,800	$1.09	44d	1	0.51mi
301 Mercedes St Benbrook, TX	1.0–3.0	1.0–2.5	1262	$2,060	$1.63	2d	1	0.58mi
1126 Highbush Dr Benbrook, TX	2.0	1.5	1100	$1,300	$1.18	25d	1	0.59mi
1023 Cottonwood Trl Benbrook, TX	2.0	2.0	1092	$1,545	$1.41	44d	1	0.63mi
9510 Westpark Dr Unit 3121 Benbrook, TX	3.0	2.0	1361	$1,903	$1.40	3d	1	0.72mi
9510 Westpark Dr Benbrook, TX	3.0	2.0	1361	$1,942	$1.43	4d	1	0.72mi
9510 Westpark Dr Unit 9543 Benbrook, TX	3.0	2.0	1361	$2,037	$1.50	44d	1	0.72mi
9519 Westpark Dr Benbrook, TX	2.0	2.0	1095	$1,400	$1.28	44d	1	0.78mi
1024 Edgewood Trl Benbrook, TX	3.0	2.0	1705	$2,200	$1.29	44d	1	0.97mi
1613 Edge Hill Rd Benbrook, TX	3.0	2.0	1568	$1,895	$1.21	44d	1	1.10mi
8889 Cook Ranch Rd Benbrook, TX	1.0–2.0	1.0–2.0	943	$2,101	$2.23	3d	13	1.22mi
8601 Cook Ranch Rd Benbrook, TX	1.0–2.0	1.0–2.0	968	$2,741	$2.83	2d	7	1.28mi
8885 Cook Ranch Rd Benbrook, TX	2.0	2.0	1243	$1,965	$1.58	44d	1	1.34mi

Listing history 35 events

1. 2026-05-08
   historical Active Option Contract 755-char remark

   Show marketing remark (755 chars)

   This home features comfortable living spaces with modern conveniences and thoughtful design elements throughout each room. This property features three bedrooms and two bathrooms. The sunroom at the rear of the property could be an office, dining area or another living area. The two full bathrooms ensure efficient morning routines and provide adequate facilities for household needs. Each bedroom offers a quiet retreat, with the primary bedroom providing a private sanctuary for rest and relaxation. Home is being sold in as is condition. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com

2. 2026-04-23
   price $180,000 755-char remark

   Show marketing remark (755 chars)

   This home features comfortable living spaces with modern conveniences and thoughtful design elements throughout each room. This property features three bedrooms and two bathrooms. The sunroom at the rear of the property could be an office, dining area or another living area. The two full bathrooms ensure efficient morning routines and provide adequate facilities for household needs. Each bedroom offers a quiet retreat, with the primary bedroom providing a private sanctuary for rest and relaxation. Home is being sold in as is condition. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com

3. 2026-04-03
   listed $185,000 Active 755-char remark

   Show marketing remark (755 chars)

   This home features comfortable living spaces with modern conveniences and thoughtful design elements throughout each room. This property features three bedrooms and two bathrooms. The sunroom at the rear of the property could be an office, dining area or another living area. The two full bathrooms ensure efficient morning routines and provide adequate facilities for household needs. Each bedroom offers a quiet retreat, with the primary bedroom providing a private sanctuary for rest and relaxation. Home is being sold in as is condition. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com

4. 2025-10-15
   status Pending
5. 2025-10-01
   historical Active Option Contract
6. 2025-09-30
   historical
7. 2025-09-12
   price $180,000
8. 2025-09-12
   status Active
9. 2025-09-09
   status Pending
10. 2025-08-04
    listed $230,000 Active
11. 2025-07-31
    historical
12. 2025-02-13
    price $230,000
13. 2025-01-31
    listed $249,000 Active
14. 2024-07-01
    historical
15. 2024-04-22
    price $239,000
16. 2024-04-05
    listed $250,000 Active
17. 2022-03-22
    soldstatus
18. 2022-03-22
    soldstatus
19. 2022-03-21
    soldstatus Closed
20. 2022-03-02
    status Pending
21. 2022-02-23
    status Pending
22. 2022-02-18
    price $230,000
23. 2022-02-11
    status Active
24. 2022-02-11
    price $2,060
25. 2022-02-01
    historical
26. 2022-01-15
    listed $235,000 Active
27. 2021-05-18
    soldstatus
28. 2021-05-14
    soldstatus Sold
29. 2021-05-10
    status Pending
30. 2021-05-05
    historical Active Option Contract
31. 2021-04-29
    price $165,000
32. 2021-04-26
    listed $170,000 Active
33. 2021-04-16
    soldstatus
34. 2021-04-16
    soldstatus
35. 2021-04-14
    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: $5,704 · $475/mo
• Projected year-2 tax: $5,704 · $475/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $23,879
• − Mortgage interest: −$10,083
• − Property taxes: −$5,704
• − Insurance: −$900
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$5,236
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,381/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 of 826 in TX

Livability — Benbrook

• Score: 77/100
• State rank: #90
• US rank: #3172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benbrook, TX
• County: Tarrant County · 2,033,669 people
• City population: 27,689
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,689
• Household income: $113,905
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 228.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 18% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -130.45%
• Current HPI: 260.2385
• Rent YoY: ▲ 1.61%
• 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

+5.9% since first listed

35 events — show timeline

• 2026-05-08 Contingent — NTREIS
• 2026-04-23 Price Changed $180,000 NTREIS
• 2026-04-03 Listed $185,000 NTREIS
• 2025-10-15 Pending — NTREIS
• 2025-10-01 Contingent — NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-09-12 Price Changed $180,000 NTREIS
• 2025-09-12 Relisted — NTREIS
• 2025-09-09 Pending — NTREIS
• 2025-08-04 Listed $230,000 NTREIS
• 2025-07-31 Listing Removed — NTREIS
• 2025-02-13 Price Changed $230,000 NTREIS
• 2025-01-31 Listed $249,000 NTREIS
• 2024-07-01 Listing Removed — NTREIS
• 2024-04-22 Price Changed $239,000 NTREIS
• 2024-04-05 Listed $250,000 NTREIS
• 2022-03-22 Sold (Public Records) — Public Records
• 2022-03-22 Sold (Public Records) — Public Records
• 2022-03-21 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-23 Pending — NTREIS
• 2022-02-18 Price Changed $230,000 NTREIS
• 2022-02-11 Relisted — NTREIS
• 2022-02-11 Price Changed $2,060 RENT.
• 2022-02-01 Listing Removed — NTREIS
• 2022-01-15 Listed $235,000 NTREIS
• 2021-05-18 Sold (Public Records) — Public Records
• 2021-05-14 Sold (MLS) — NTREIS
• 2021-05-10 Pending — NTREIS
• 2021-05-05 Contingent — NTREIS
• 2021-04-29 Price Changed $165,000 NTREIS
• 2021-04-26 Listed $170,000 NTREIS
• 2021-04-16 Sold (Public Records) — Public Records
• 2021-04-16 Sold (Public Records) — Public Records
• 2021-04-14 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $5,704 · +7.3% YoY. Source: county tax records.