624 S Kate St · White Settlement, TX 76108

$210,000

3 bd · 2.0 ba · 1,725 sqft · SingleFamily public records · 52 Days on market

Built 1969 9,496 sqft lot Est $329k · 36% 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 +15.0/15.0
• Cash flow +13.1/30.0
• 1% rule +4.4/10.0
• DSCR +3.9/10.0
• 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

This gem built in 1969 with 3 bedrooms and 2 baths offers plenty of opportunity to make it your own. Featuring original kitchen cabinetry in a galley style kitchen. Garage conversion is perfect for a game room or large family entertainment area. Living room has build in book shelves, tall ceiling, ceiling fan and wood laminate flooring. Master bedroom with ceiling fan, walk-in closet and private bath with stand up shower, Spacious backyard with mature trees, large covered patio and a large detached workshop with steel frame, metal siding, windows and concrete floor. The extra large 4 car carport is constructed of steel frame and decorative siding to match the home. This is a great opportuni

Key facts

• Garage conversion
• Walk-in closet
• Private bath

Tags

• ORIGINAL KITCHEN CABINETRY
• GARAGE CONVERSION
• BUILT IN BOOK SHELVES
• WALK-IN CLOSET
• PRIVATE BATH
• LARGE COVERED PATIO

Property features AI

Finance

• Other: Mineral rights excluded
• Financial info: Accepted financing: Cash, Conventional, FHA; Listing status: Active Under Contract
• HOA & community: No association; Community curbs

Exterior

• Parking: Attached carport; 4 covered/carport spaces
• Utilities: City water; City sewer; Electricity connected; Overhead utilities
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1969; Composition/shingle roof; Slab foundation
• Exterior features: Covered patio/porch; Chain link fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: Primary bedroom on level 1 (approx. 11 x 16); Second bedroom on level 1 (approx. 10 x 11); Third bedroom on level 1 (approx. 10 x 10)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Walk-in closet(s); Two living areas; Eat-in galley kitchen; Dual kitchen sinks; Built-in cabinets in living room; Room count: 8; Levels: One
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (5.7% below list).
• Recommended offer: $198k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: North El (math 44% / reading 45%, grade F, #1,155 of 4,322 statewide, top 29%, 766 students, 57% FRL); Brewer Middle (math 33% / reading 48%, grade F, #637 of 1,662 statewide, top 39%, 1,047 students, 63% FRL); Brewer H S (math 25% / reading 45%, grade F, #954 of 1,632 statewide, top 59%, 2,183 students, 56% FRL).
• Market conditions: Rents soft (-0.2%/yr); 553 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $6k 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 52 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,034 (5.7% 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 52 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $329,475
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 S Kate St	0.00mi	3/2.0	1,725 (0%)	1mo	$210,000	$122	99
8814 Rockway St	0.18mi	4/2.0 (+1)	1,903 (+10%)	6mo	$385,000	$202	64
627 Hallvale Dr	0.28mi	3/2.0	1,907 (+11%)	6mo	$227,700	$119	64
8811 Silver Creek Rd	0.31mi	4/2.0 (+1)	1,860 (+8%)	5mo	$390,000	$210	63
8809 Silvercreek Rd	0.31mi	4/2.0 (+1)	1,874 (+9%)	6mo	$375,000	$200	61
9221 White Settlement Rd	0.70mi	3/2.0	1,798 (+4%)	4mo	$305,000	$170	57
8812 Rockway St	0.19mi	4/2.0 (+1)	1,965 (+14%)	8mo	$395,000	$201	56
621 Saddle Rd	0.54mi	3/2.0	1,866 (+8%)	8mo	$329,722	$177	54
733 Vaquero St	0.61mi	3/2.0	1,577 (-9%)	4mo	$319,900	$203	54
632 Comal Ave	0.37mi	3/2.0	1,489 (-14%)	11mo	$225,000	$151	50
225 West Pl	0.68mi	3/2.0	1,600 (-7%)	9mo	$304,999	$191	48
1101 Dell St	0.42mi	3/1.5	1,508 (-13%)	11mo	$200,000	$133	48

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: -20.2%
• Equity multiple: 0.32×
• Total profit: $-40,219
• Equity at exit: $31,312

10-year hold

• IRR: -22.7%
• Equity multiple: 0.02×
• Total profit: $-57,659
• Equity at exit: $18,157

Cash invested: $58,800 (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: 553
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$383 /mo · $4,601/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-8

Break-even live

Break-even rent $1,990

Max offer price $208,640

Occupancy floor 95%

Sensitivity live

Price	-10% $111	-5% $52	+0% $-8	+5% $-67	+10% $-127
Rent	-10% $-164	-5% $-86	+0% $-8	+5% $71	+10% $149
Rate	-1.0pp $98	-0.5pp $46	base $-8	+0.5pp $-62	+1.0pp $-117

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8822 Spaugh Ct Fort Worth, TX	3.0	3.0	1756	$2,120	$1.21	1d	1	0.21mi
212 Lanham Ct Fort Worth, TX	2.0	1.0	1057	$1,350	$1.28	45d	1	0.56mi
8438 Jay St Fort Worth, TX	3.0	2.5	1394	$1,695	$1.22	9d	1	0.57mi
844 Saddle Rd Fort Worth, TX	3.0	2.0	1055	$1,850	$1.75	20d	1	0.66mi
8428 Raymond Ave Fort Worth, TX	3.0	2.0	1118	$1,795	$1.61	1d	1	0.68mi
225 West Pl Fort Worth, TX	3.0	2.0	1550	$2,400	$1.55	45d	1	0.70mi
1300 Jim Wright Fwy Unit 1357 White Settlement, TX	2.0	2.0	1112	$1,440	$1.29	45d	1	0.71mi
1300 Jim Wright Fwy Unit 1337 White Settlement, TX	2.0	2.0	1112	$1,399	$1.26	1d	1	0.71mi
734 Lariat Ln White Settlement, TX	3.0	2.0	1275	$1,750	$1.37	45d	1	0.76mi
140 S Las Vegas Trl White Settlement, TX	2.0	1.5	1200	$1,299	$1.08	26d	1	0.83mi
123 Allencrest Dr Fort Worth, TX	3.0	2.0	1424	$1,545	$1.08	4d	1	0.84mi
8109 Foxfire Ln Unit D White Settlement, TX	2.0	2.0	1100	$1,195	$1.09	24d	1	0.84mi
129 Allencrest Dr Fort Worth, TX	3.0	2.0	1424	$1,595	$1.12	9d	1	0.85mi
238 S Las Vegas Trl White Settlement, TX	2.0	1.5	1200	$1,372	$1.14	4d	4	0.86mi
405 S Las Vegas Trl Fort Worth, TX	3.0	2.0	1160	$1,595	$1.38	20d	1	0.98mi
9804 Westmere Ln Fort Worth, TX	3.0	2.0	1734	$1,950	$1.12	13d	1	1.00mi
1501 Westpark View Dr Fort Worth, TX	1.0–3.0	1.0–2.0	988	$1,909	$1.93	4d	83	1.02mi
228 Memory Dr Fort Worth, TX	4.0	2.5	2238	$2,175	$0.97	26d	1	1.08mi
9909 Peregrine Trl Fort Worth, TX	3.0	2.0	1864	$2,200	$1.18	46d	1	1.12mi
9641 Olivia Dr Fort Worth, TX	3.0	2.0	1670	$2,025	$1.21	13d	1	1.13mi
617 S Las Vegas Trl White Settlement, TX	3.0	2.0	1307	$1,585	$1.21	24d	1	1.18mi
619 Allencrest Dr Fort Worth, TX	3.0	2.0	1322	$1,800	$1.36	26d	1	1.22mi
321 Meadow Park Dr White Settlement, TX	3.0	2.0	1400	$1,875	$1.34	45d	1	1.23mi
500 W Loop 820 S Fort Worth, TX	1.0–3.0	1.0–2.0	1082	$2,039	$1.88	45d	11	1.27mi
9801 Plainfield Dr Fort Worth, TX	4.0	3.0	1730	$2,817	$1.63	45d	1	1.27mi
9801 Plainfield Dr Unit SL9811 Fort Worth, TX	4.0	2.5	1730	$2,813	$1.63	45d	1	1.27mi
9801 Plainfield Dr Unit PPD154 Fort Worth, TX	2.0	2.0	1149	$2,024	$1.76	14d	1	1.27mi
9801 Plainfield Dr Unit ND300 Fort Worth, TX	4.0	2.5	1730	$2,499	$1.44	26d	1	1.27mi
9801 Plainfield Dr Unit PD9815 Fort Worth, TX	3.0	2.0	1565	$2,606	$1.67	45d	1	1.27mi
9800 Plainfield Dr Fort Worth, TX	2.0–4.0	2.0–2.5	1309	$2,456	$1.88	0d	95	1.29mi
132 Callender Dr Fort Worth, TX	3.0	2.5	1739	$1,810	$1.04	45d	1	1.34mi
9984 Lone Eagle Dr Fort Worth, TX	3.0	1.5	1324	$1,650	$1.25	7d	1	1.34mi
120 Callender Dr Fort Worth, TX	3.0	2.0	1574	$1,767	$1.12	45d	1	1.35mi
704 Dale Ln Unit 2121 White Settlement, TX	2.0	2.0	1112	$1,359	$1.22	1d	1	1.36mi
9904 Ivy Leaf Ln Fort Worth, TX	3.0	2.0	1697	$2,195	$1.29	45d	1	1.43mi
9208 Marilyn Dr Fort Worth, TX	3.0	2.0	1735	$2,100	$1.21	5d	1	1.45mi
108 Prospector Ct Fort Worth, TX	3.0	1.5	1143	$1,695	$1.48	45d	1	1.45mi
9224 Marilyn Dr Fort Worth, TX	3.0	2.0	1264	$1,750	$1.38	1d	1	1.45mi
9304 Marilyn Ct Fort Worth, TX	3.0	2.0	1486	$2,100	$1.41	45d	1	1.46mi
640 Kimbrough St Fort Worth, TX	4.0	2.0	1394	$1,995	$1.43	20d	1	1.48mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-25
   historical Active Option Contract
3. 2026-04-18
   status Active
4. 2026-04-15
   historical Active Option Contract
5. 2026-03-12
   listed $210,000 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: $4,601 · $383/mo
• Projected year-2 tax: $4,601 · $383/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 5/10 Major
• 🌡 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: $23,764
• − Mortgage interest: −$11,763
• − Property taxes: −$4,601
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$6,109
• Taxable loss: −$3,561
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $762/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

5 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-04-25 Contingent — NTREIS
• 2026-04-18 Relisted — NTREIS
• 2026-04-15 Contingent — NTREIS
• 2026-03-12 Listed $210,000 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $4,601 · +1.2% YoY. Source: county tax records.