412 Kimbrough St · White Settlement, TX 76108

$142,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 4 Days on market

Built 1959 0.37 ac lot Est $220k · 35% 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
• 1% rule +7.6/10.0
• DSCR +7.1/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property with negotiable mineral rights. Large 1 third acre fenced lot with large storage shed. Some appliances and furniture are available. New roof in 2008!

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1959

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL HISTORY
• ATTACHED TWO CAR GARAGE
• COVERED PARKING SPACES
• EASY ACCESS TO INTERSTATE 820
• SHORT DRIVE TO LAKE WORTH

Property features AI

Finance

• Other: Easements for utilities; Will not subdivide
• Financial info: Listing terms include cash and special funding
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage (20' W x 20' L, 8' height); Covered parking with 4 covered spaces; 2-space carport; Concrete parking surfaces; Garage faces front with 2-car double doors
• Utilities: City water; City sewer; Cable available; Phone available; Individual water meter; Overhead utilities
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1959); Subdivision: Mc Donnell Add
• Construction: Brick construction; Composition roof; Slab foundation; Year built: 1959
• Exterior features: Utilities available: cable, phone, city water, city sewer, individual water meter, overhead utilities; Curbs and sidewalks; All-weather road

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High speed internet available; One living area; One dining area; Total rooms: 5; One story
• Laundry & utility: Electric dryer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 8.2% vs local median 4.6% in White Settlement — 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 74/100 on livability (#188 in TX, #4,855 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D+, commute F.
• White Settlement ISD (rural): math 35% / reading 44% proficiency, ranked #396 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 546 students, 81% FRL) — zoned schools average 81% FRL vs 49% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $982 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 1959 — 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 $142,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $220,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Kimbrough St	0.00mi	3/1.0	1,302 (0%)	0mo	$142,000	$109	100
537 June Dr	0.12mi	3/2.0	1,332 (+2%)	5mo	$225,000	$169	82
405 Kimbrough St	0.04mi	3/1.0	1,169 (-10%)	2mo	$165,000	$141	80
604 Kimbrough St	0.21mi	3/2.0	1,259 (-3%)	2mo	$247,000	$196	79
8210 Sussex St	0.18mi	3/2.0	1,150 (-12%)	1mo	$280,000	$243	68
8320 Redonda St	0.27mi	3/2.0	1,430 (+10%)	1mo	$255,000	$178	66
8512 Whitney Dr	0.57mi	3/2.0	1,349 (+4%)	2mo	$282,000	$209	62
8521 Whitney Dr	0.60mi	3/2.0	1,267 (-3%)	2mo	$230,000	$182	62
512 Mirike Dr	0.33mi	3/1.0	1,130 (-13%)	3mo	$120,000	$106	60
205 Saddle Rd	0.50mi	2/1.5 (-1)	1,364 (+5%)	2mo	$229,933	$169	60
501 Allencrest Dr	0.62mi	3/2.0	1,350 (+4%)	3mo	$209,900	$155	58
7805 Whitney Dr	0.55mi	4/2.0 (+1)	1,460 (+12%)	5mo	$199,000	$136	41

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-13,448
• Equity at exit: $21,173

10-year hold

• IRR: -5.8%
• Equity multiple: 0.69×
• Total profit: $-12,498
• Equity at exit: $12,278

Cash invested: $39,760 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 555
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$745
• Tax from tax record: −$381 /mo · $4,566/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $230

Break-even live

Break-even rent $1,499

Max offer price $142,000

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $270	+0% $230	+5% $190	+10% $150
Rent	-10% $89	-5% $159	+0% $230	+5% $301	+10% $372
Rate	-1.0pp $302	-0.5pp $266	base $230	+0.5pp $193	+1.0pp $156

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Meadow Park Dr White Settlement, TX	3.0	2.0	1400	$1,875	$1.34	44d	1	0.11mi
640 Kimbrough St Fort Worth, TX	4.0	2.0	1394	$1,995	$1.43	19d	1	0.31mi
720 Sandell Dr White Settlement, TX	3.0	2.0	1796	$1,795	$1.00	44d	1	0.33mi
8112 Gibbs Dr Fort Worth, TX	3.0	2.0	1412	$1,850	$1.31	44d	1	0.48mi
101 West Pl Fort Worth, TX	2.0	1.0	900	$1,395	$1.55	44d	1	0.52mi
923 Kimbrough St Fort Worth, TX	3.0	2.0	1362	$1,845	$1.35	44d	1	0.58mi
225 West Pl Fort Worth, TX	3.0	2.0	1550	$2,400	$1.55	44d	1	0.60mi
8428 Raymond Ave Fort Worth, TX	3.0	2.0	1118	$1,795	$1.61	0d	1	0.62mi
213 Donald St Fort Worth, TX	2.0	1.0	1025	$1,450	$1.41	44d	1	0.63mi
129 Allencrest Dr Fort Worth, TX	3.0	2.0	1424	$1,595	$1.12	8d	1	0.63mi
123 Allencrest Dr Fort Worth, TX	3.0	2.0	1424	$1,545	$1.08	2d	1	0.63mi
112 Allencrest Dr White Settlement, TX	2.0	1.5	1024	$1,350	$1.32	44d	1	0.66mi
108 Allencrest Dr White Settlement, TX	2.0	1.5	1025	$1,325	$1.29	25d	1	0.66mi
8136 Richard St Fort Worth, TX	4.0	2.0	1512	$1,745	$1.15	8d	1	0.67mi
405 S Las Vegas Trl Fort Worth, TX	3.0	2.0	1160	$1,595	$1.38	19d	1	0.68mi
101 S Las Vegas Trl Fort Worth, TX	2.0	1.5	1016	$1,250	$1.23	44d	1	0.69mi
238 S Las Vegas Trl White Settlement, TX	2.0	1.5	1200	$1,372	$1.14	3d	4	0.71mi
140 S Las Vegas Trl White Settlement, TX	2.0	1.5	1200	$1,299	$1.08	25d	1	0.71mi
619 Allencrest Dr Fort Worth, TX	3.0	2.0	1322	$1,800	$1.36	25d	1	0.73mi
8438 Jay St Fort Worth, TX	3.0	2.5	1394	$1,695	$1.22	8d	1	0.74mi
617 S Las Vegas Trl White Settlement, TX	3.0	2.0	1307	$1,585	$1.21	23d	1	0.75mi
7724 Longfield Dr Fort Worth, TX	3.0	2.0	1335	$1,995	$1.49	44d	1	0.78mi
8033 Downe Dr Fort Worth, TX	3.0	1.0	1119	$1,650	$1.47	44d	1	0.80mi
1208 Mirike Dr Fort Worth, TX	3.0	2.0	1750	$1,975	$1.13	21d	1	0.82mi
8012 Chaparral Dr Fort Worth, TX	3.0	1.5	1226	$1,620	$1.32	21d	1	0.89mi
7940 Chaparral Dr Fort Worth, TX	3.0	1.5	1142	$1,795	$1.57	25d	1	0.90mi
8117 Foxfire Ln Unit A White Settlement, TX	2.0	2.0	1030	$1,150	$1.12	44d	1	0.95mi
8109 Foxfire Ln Unit C White Settlement, TX	2.0	2.0	1031	$1,195	$1.16	6d	1	0.96mi
8109 Foxfire Ln Unit D White Settlement, TX	2.0	2.0	1100	$1,195	$1.09	23d	1	0.96mi
7924 Emerald Crest Dr White Settlement, TX	2.0	2.0	925	$1,199	$1.30	44d	1	0.97mi
9110 Lanham St White Settlement, TX	2.0	1.5	1026	$1,375	$1.34	25d	1	0.98mi
9110 Lanham St White Settlement, TX	2.0	1.5	1026	$1,375	$1.34	0d	1	0.98mi
212 Lanham Ct Fort Worth, TX	2.0	1.0	1057	$1,350	$1.28	44d	1	0.98mi
734 Lariat Ln White Settlement, TX	3.0	2.0	1275	$1,750	$1.37	44d	1	1.01mi
8024 Cambridge Cir Unit A White Settlement, TX	2.0	2.0	1000	$950	$0.95	0d	1	1.03mi
8030 Cambridge Cir Unit A White Settlement, TX	2.0	2.0	928	$1,095	$1.18	25d	1	1.04mi
8822 Spaugh Ct Fort Worth, TX	3.0	3.0	1756	$2,120	$1.21	0d	1	1.09mi
9208 Marilyn Dr Fort Worth, TX	3.0	2.0	1735	$2,100	$1.21	3d	1	1.17mi
1823 S Las Vegas Trl Fort Worth, TX	2.0	2.0	900	$1,360	$1.51	44d	1	1.19mi
9117 Nathan Dr Fort Worth, TX	3.0	2.0	1818	$1,950	$1.07	44d	1	1.20mi

Listing history 8 events

1. 2026-06-01
   status $142,000 Pending 4 DOM
2. 2026-05-31
   days on market $142,000 Active 4 DOM
3. 2026-05-26
   listed $142,000 Active
4. 2009-07-02
   soldstatus
5. 2009-06-26
   soldstatus 176-char remark

   Show marketing remark (176 chars)

   Great investment property with negotiable mineral rights. Large 1 third acre fenced lot with large storage shed. Some appliances and furniture are available. New roof in 2008!

6. 2009-06-17
   historical 176-char remark

   Show marketing remark (176 chars)

   Great investment property with negotiable mineral rights. Large 1 third acre fenced lot with large storage shed. Some appliances and furniture are available. New roof in 2008!

7. 2009-06-03
   listed $45,000 176-char remark

   Show marketing remark (176 chars)

   Great investment property with negotiable mineral rights. Large 1 third acre fenced lot with large storage shed. Some appliances and furniture are available. New roof in 2008!

8. 1995-01-01
   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: $4,566 · $381/mo
• Projected year-2 tax: $4,566 · $381/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,486
• − Mortgage interest: −$7,954
• − Property taxes: −$4,566
• − Insurance: −$710
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,131
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,597/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: White Settlement ISD
• NCES district ID: 4845540
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $56,055
• Composite: 34.63/100
• National rank: #5151
• State rank: #396 of 826 in TX

Livability — White Settlement

• Score: 74/100
• State rank: #188
• US rank: #4855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Settlement, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

+215.6% since first listed

6 events — show timeline

• 2026-05-26 Listed $142,000 NTREIS
• 2009-07-02 Sold (Public Records) — Public Records
• 2009-06-26 Sold (MLS) — NTREIS
• 2009-06-17 Listing Removed — NTREIS
• 2009-06-03 Listed $45,000 NTREIS
• 1995-01-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,566 · -7.8% YoY. Source: county tax records.