7470 Tiffany Meadows Ln · Fort Worth, TX 76140

$289,900

4 bd · 2.0 ba · 2,175 sqft · MultiFamily public records · 43 Days on market

Built 1984 6,926 sqft lot $133/sqft · 10% below area Est $321k · 10% 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 +22.7/30.0
• ARV discount +11.8/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Amazing investment opportunity! Full duplex; Each side has 2 bedrooms, 1 bath with long term tenants. Updates complete to 7472 prior to leasing to current tenants. Great location! MULTIPLE OFFERS;

Key facts

• Income potential
• Stable tenancy
• Turnkey addition

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE RENTAL INCOME
• CLEAN CLASSIC WHITE APPLIANCES
• STABLE TENANCY
• TURNKEY ADDITION
• INCOME POTENTIAL

Property features AI

Finance

• Other: No smoking tenancy restriction; Listing accepts cash and conventional financing
• Financial info: Property listed as residential income (duplex); 2 total units; 1 building; Gross annual income reported; Operating expenses include insurance and professional management; No net operating income or insurance expense reported
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Parking pad with alley access; Side-by-side parking
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Duplex (residential income); One story; Built in 1984
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Covered patio/porch; Storage; Chain link fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 4 bedrooms (single-story home)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: High-speed internet available; Pantry; Vented exhaust fan

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Bishop El (math 30% / reading 33%, grade F, #2,396 of 4,322 statewide, top 56%, 391 students, 93% FRL); Charles Baxter J H (math 19% / reading 34%, grade F, #1,200 of 1,662 statewide, top 73%, 769 students, 94% FRL); Everman H S (math 15% / reading 35%, grade F, #1,250 of 1,632 statewide, top 77%, 1,740 students, 92% FRL) — zoned schools average 93% FRL vs 77% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 390 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $3,241/mo this rent would consume 51% of the median local household income ($76k/yr) (locally 1264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 43 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $320,910
• List price: $289,900
• Delta: -9.66%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7479 Tiffany Meadows Ln	0.04mi	4/3.0	2,185 (+0%)	14mo	$275,000	$126	82

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-24,412
• Equity at exit: $43,225

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-15,646
• Equity at exit: $25,065

Cash invested: $81,172 (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: 390
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,241 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$423 /mo · $5,071/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $497

Break-even live

Break-even rent $2,612

Max offer price $289,900

Occupancy floor 80%

Sensitivity live

Price	-10% $661	-5% $579	+0% $497	+5% $415	+10% $333
Rent	-10% $241	-5% $369	+0% $497	+5% $625	+10% $753
Rate	-1.0pp $643	-0.5pp $570	base $497	+0.5pp $422	+1.0pp $345

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,240
Total (2 units)			$3,241

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3022 Autumn Run Dr Forest Hill, TX	4.0	2.0	1690	$1,979	$1.17	24d	1	0.39mi
111 Arango Way Fort Worth, TX	4.0	2.5	2039	$2,445	$1.20	9d	1	0.55mi
514 Thompson Pl Fort Worth, TX	4.0	2.5	1687	$2,155	$1.28	45d	1	0.61mi
3401 Heritage Ln Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	14d	1	0.77mi
3311 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	19d	1	0.79mi
3137 Evangeline Rd Fort Worth, TX	3.0	2.0	1637	$1,995	$1.22	45d	1	0.79mi
108 Rosings Pl Fort Worth, TX	4.0	2.5	1753	$2,100	$1.20	45d	1	0.80mi
3319 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	45d	1	0.81mi
3331 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,850	$1.32	9d	1	0.83mi
3148 Evangeline Rd Fort Worth, TX	3.0	2.0	1703	$1,974	$1.16	22d	1	0.83mi
7299 Forest Hill Dr Forest Hill, TX	3.0	2.0	1402	$1,850	$1.32	26d	1	0.85mi
7299 Forest Hill Dr Forest Hill, TX	3.0	2.0	1400	$1,799	$1.28	45d	1	0.85mi
7012 Candlewick Ct Forest Hill, TX	3.0	2.0	1615	$1,850	$1.15	0d	1	1.12mi
3733 Cecelia Ln Forest Hill, TX	3.0	2.0	1951	$2,460	$1.26	20d	1	1.26mi
1100 Marlene Dr Fort Worth, TX	3.0	2.0	1468	$1,950	$1.33	45d	1	1.50mi

Listing history 25 events

1. 2026-06-04
   status $289,900 Pending 43 DOM
2. 2026-06-03
   days on market $289,900 Active Option Contract 43 DOM
3. 2026-06-02
   days on market $289,900 Active Option Contract 42 DOM
4. 2026-06-01
   days on market $289,900 Active Option Contract 41 DOM
5. 2026-05-31
   days on market $289,900 Active Option Contract 40 DOM
6. 2026-04-21
   listed $299,900 Active 443-char remark
7. 2025-04-15
   historical $1,495
8. 2025-03-15
   listed $1,495
9. 2022-06-28
   soldstatus
10. 2022-06-27
    soldstatus Closed 197-char remark

    Show marketing remark (197 chars)

    Amazing investment opportunity! Full duplex; Each side has 2 bedrooms, 1 bath with long term tenants. Updates complete to 7472 prior to leasing to current tenants. Great location! MULTIPLE OFFERS;

11. 2022-06-01
    status Pending 197-char remark

    Show marketing remark (197 chars)

    Amazing investment opportunity! Full duplex; Each side has 2 bedrooms, 1 bath with long term tenants. Updates complete to 7472 prior to leasing to current tenants. Great location! MULTIPLE OFFERS;

12. 2022-05-13
    listed $225,000 Active 197-char remark

    Show marketing remark (197 chars)

    Amazing investment opportunity! Full duplex; Each side has 2 bedrooms, 1 bath with long term tenants. Updates complete to 7472 prior to leasing to current tenants. Great location! MULTIPLE OFFERS;

13. 2017-05-10
    soldstatus
14. 2017-05-08
    soldstatus Sold

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

15. 2017-04-21
    status Pending

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

16. 2017-03-28
    status Active

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

17. 2017-03-21
    historical Active Option Contract

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

18. 2017-02-06
    status Active

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

19. 2017-02-03
    historical Active Option Contract

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

20. 2017-01-11
    listed $155,000 Active

    Show marketing remark (268 chars)

    Great Investment Property! Full duplex two units 7470 and 7472 long term tenants who want to stay forever, 7470 over 5 years and 7472 over 32 years. The rents are below market, but both leases are month to month current market rents are approximately $845.00 to 875.00

21. 2013-05-31
    historical
22. 2012-10-21
    listed $89,500 Active
23. 2004-03-08
    soldstatus
24. 2000-12-27
    soldstatus
25. 1995-11-22
    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: $5,071 · $423/mo
• Projected year-2 tax: $5,305 · $442/mo
• Expected delta: +$234/yr (+$20/mo · 4.6%)

ⓘ 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 ≥110°F today · 25 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: $38,892
• − Mortgage interest: −$16,239
• − Property taxes: −$5,071
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$8,433
• Taxable income: $1,476
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $5,607/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
• 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

+223.9% since first listed

23 events — show timeline

• 2026-06-04 Pending — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-19 Price Changed $289,900 NTREIS
• 2026-04-21 Listed $299,900 NTREIS
• 2025-04-15 Rental Removed $1,495 RENT.
• 2025-03-15 Listed for Rent $1,495 RENT.
• 2022-06-28 Sold (Public Records) — Public Records
• 2022-06-27 Sold (MLS) — NTREIS
• 2022-06-01 Pending — NTREIS
• 2022-05-13 Listed $225,000 NTREIS
• 2017-05-10 Sold (Public Records) — Public Records
• 2017-05-08 Sold (MLS) — NTREIS
• 2017-04-21 Pending — NTREIS
• 2017-03-28 Relisted — NTREIS
• 2017-03-21 Contingent — NTREIS
• 2017-02-06 Relisted — NTREIS
• 2017-02-03 Contingent — NTREIS
• 2017-01-11 Listed $155,000 NTREIS
• 2013-05-31 Listing Removed — NTREIS
• 2012-10-21 Listed $89,500 NTREIS
• 2004-03-08 Sold (Public Records) — Public Records
• 2000-12-27 Sold (Public Records) — Public Records
• 1995-11-22 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $5,071 · -19.2% YoY. Source: county tax records.