690 Red Cedar Rd · Haslet, TX 76052

$549,900

4 bd · 3.5 ba · 2,462 sqft · Other · 86 Days on market

Built 2026 6,427 sqft lot $223/sqft · 8% below area Est $595k · 8% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.9/15.0
• Cash flow +10.1/30.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed one-story, four bedroom, 3.5 bath home offering the perfect blend of comfort, functionality and modern style. The open concept layout features a bright and spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setting for everyday living and entertaining. The primary suite is thoughtfully positioned for privacy and includes a generous bedroom area, a walk-in closet and an ensuite bath with a free standing tub and a walk-in shower. Three additional bedrooms provide plenty of flexibility. Perfect for family members, guests, home office or hobby room. The kitchen is equipped with ample cabinet space, a large central island and a clear view into the main living area, keeping the heart of the home connected. Large windows throughout provide plenty of natural light and the single floor layout makes the entire space easy to navigate. Outside, a covered patio offers the perfect spot for relaxing or entertaining, with direct access from the dining area. The home's practical layout, combined with modern finishes and efficient use of space, makes it an excellent choice for families or anyone seeking the convenience of single-story living.

Key facts

• Walk-in closet
• Primary suite
• Ensuite bath

Tags

• OPEN CONCEPT LAYOUT
• PRIMARY SUITE
• WALK-IN CLOSET
• ENSUITE BATH
• FREE STANDING TUB
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $550k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $492k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (33.3% below list).
• Recommended offer: $367k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Haslet — 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 67/100 on livability (#538 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.1%/yr); 1083 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($144k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 86 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Recommended offer $366,514 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 12.5

CMA / ARV

• ARV (median comp): $594,885
• List price: $549,900
• Delta: -7.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-117,124
• Equity at exit: $81,992

10-year hold

• IRR: -21.3%
• Equity multiple: -0.02×
• Total profit: $-157,383
• Equity at exit: $47,545

Cash invested: $153,972 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1083
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,665 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $-326

Break-even live

Break-even rent $4,078

Max offer price $492,297

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-170	+0% $-326	+5% $-482	+10% $-637
Rent	-10% $-616	-5% $-471	+0% $-326	+5% $-181	+10% $-37
Rate	-1.0pp $-49	-0.5pp $-186	base $-326	+0.5pp $-469	+1.0pp $-614

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Blazingstar Dr Haslet, TX	4.0	3.5	3320	$3,590	$1.08	24d	1	0.55mi
550 Peppercress Ln Haslet, TX	4.0	3.5	3167	$4,400	$1.39	44d	1	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $549,900 Active 86 DOM
2. 2026-06-17
   days on market $549,900 Active 85 DOM
3. 2026-06-16
   days on market $549,900 Active 84 DOM
4. 2026-06-15
   days on market $549,900 Active 83 DOM
5. 2026-06-13
   pricedays on market $549,900 Active 81 DOM
6. 2026-06-09
   days on market $581,281 Active 77 DOM
7. 2026-06-08
   days on market $581,281 Active 76 DOM
8. 2026-06-07
   pricedays on market $581,281 Active 75 DOM
9. 2026-06-04
   days on market $569,900 Active 72 DOM
10. 2026-06-03
    days on market $569,900 Active 71 DOM
11. 2026-06-02
    days on market $569,900 Active 70 DOM
12. 2026-06-01
    days on market $569,900 Active 69 DOM
13. 2026-05-31
    days on market $569,900 Active 68 DOM
14. 2026-05-06
    price $569,900 1224-char remark

    Show marketing remark (1224 chars)

    Welcome to this beautifully designed one-story, four bedroom, 3.5 bath home offering the perfect blend of comfort, functionality and modern style. The open concept layout features a bright and spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setting for everyday living and entertaining. The primary suite is thoughtfully positioned for privacy and includes a generous bedroom area, a walk-in closet and an ensuite bath with a free standing tub and a walk-in shower. Three additional bedrooms provide plenty of flexibility. Perfect for family members, guests, home office or hobby room. The kitchen is equipped with ample cabinet space, a large central island and a clear view into the main living area, keeping the heart of the home connected. Large windows throughout provide plenty of natural light and the single floor layout makes the entire space easy to navigate. Outside, a covered patio offers the perfect spot for relaxing or entertaining, with direct access from the dining area. The home's practical layout, combined with modern finishes and efficient use of space, makes it an excellent choice for families or anyone seeking the convenience of single-story living.

15. 2026-04-21
    price $539,900 1224-char remark

    Show marketing remark (1224 chars)

    Welcome to this beautifully designed one-story, four bedroom, 3.5 bath home offering the perfect blend of comfort, functionality and modern style. The open concept layout features a bright and spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setting for everyday living and entertaining. The primary suite is thoughtfully positioned for privacy and includes a generous bedroom area, a walk-in closet and an ensuite bath with a free standing tub and a walk-in shower. Three additional bedrooms provide plenty of flexibility. Perfect for family members, guests, home office or hobby room. The kitchen is equipped with ample cabinet space, a large central island and a clear view into the main living area, keeping the heart of the home connected. Large windows throughout provide plenty of natural light and the single floor layout makes the entire space easy to navigate. Outside, a covered patio offers the perfect spot for relaxing or entertaining, with direct access from the dining area. The home's practical layout, combined with modern finishes and efficient use of space, makes it an excellent choice for families or anyone seeking the convenience of single-story living.

16. 2026-03-24
    listed $543,846 Active 1224-char remark

    Show marketing remark (1224 chars)

    Welcome to this beautifully designed one-story, four bedroom, 3.5 bath home offering the perfect blend of comfort, functionality and modern style. The open concept layout features a bright and spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setting for everyday living and entertaining. The primary suite is thoughtfully positioned for privacy and includes a generous bedroom area, a walk-in closet and an ensuite bath with a free standing tub and a walk-in shower. Three additional bedrooms provide plenty of flexibility. Perfect for family members, guests, home office or hobby room. The kitchen is equipped with ample cabinet space, a large central island and a clear view into the main living area, keeping the heart of the home connected. Large windows throughout provide plenty of natural light and the single floor layout makes the entire space easy to navigate. Outside, a covered patio offers the perfect spot for relaxing or entertaining, with direct access from the dining area. The home's practical layout, combined with modern finishes and efficient use of space, makes it an excellent choice for families or anyone seeking the convenience of single-story living.

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $10,063 · $839/mo
• Expected delta: +$8,759/yr (+$730/mo · 671.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $43,982
• − Mortgage interest: −$30,803
• − Property taxes: −$1,304
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,519
• − Management: −$3,519
• − Depreciation: −$15,997
• Taxable loss: −$13,909
• Est. tax savings @ 24.0%: +$3,338
• After-tax cash flow: $-575/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Haslet

• Score: 67/100
• State rank: #538
• US rank: #10504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haslet, TX
• County: Tarrant County · 2,033,669 people
• City population: 34,249
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

+4.8% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $569,900 Zillow
• 2026-04-21 Price Changed $539,900 Zillow
• 2026-03-24 Listed $543,846 Zillow