6417 Kary Lynn Dr N · Watauga, TX 76148

$225,000

3 bd · 2.0 ba · 1,130 sqft · SingleFamily public records · 25 Days on market

Built 1981 6,882 sqft lot $199/sqft · 14% below area Est $262k · 14% under ↓ 10% since listing

---

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).

• ARV discount +13.9/15.0
• Cash flow +13.6/30.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming one-owner home in Keller ISD offering 3 bedrooms and 1 bath, move-in ready with the opportunity to update at your own pace. Lovingly maintained, the home features a welcoming living room with a wood-burning floor-to-ceiling brick fireplace and ceiling fan. The kitchen includes an electric range, dishwasher, refrigerator, and an eat-in dining area highlighted by a statement chandelier, plus additional seating at the breakfast bar. A conveniently located laundry room sits just off the kitchen. The primary bedroom is generously sized with a walk-in closet and direct access to a Hollywood-style bath with a shower-tub combo. Additional features include an attached 2-car garage with open

Key facts

• Eat-in dining area
• Laundry room
• Walk-in closet

Tags

• WOOD-BURNING FIREPLACE
• EAT-IN DINING AREA
• BREAKFAST BAR
• LAUNDRY ROOM
• WALK-IN CLOSET
• HOLLYWOOD-STYLE BATH

Property features AI

Finance

• Other: Deed restrictions; Possession at closing/funding or negotiable; Subdivision: Bristol Square
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Attached garage (2-car garage, approx. 20' x 20'); 2 covered parking spaces
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1981 (preowned); Brick and siding construction; Slab foundation; Composition and tile roof
• Exterior features: Patio; Backyard with chain link fence; Landscaped interior lot in a subdivision

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Electric range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level with walk-in closet
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom (Hollywood bath, on main level)
• Interior features: Cable TV available; Chandelier; Eat-in kitchen; High-speed internet available; Walk-in closet(s); Window coverings; Fireplace (wood burning); One-level living; 8 total rooms; 1 living area; 1 dining area
• Laundry & utility: Full-size washer/dryer area; Washer and dryer included; Electric dryer hookup; Laundry in kitchen / utility room; Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $11 ($126/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (6.3% below list).
• Recommended offer: $211k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Watauga — 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 76/100 on livability (#105 in TX, #3,500 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 130 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 $2k of loan paydown is wiped out by about $7k 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 25 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $210,905 (6.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (median comp): $262,497
• List price: $225,000
• Delta: -14.28%
• 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
6417 Kary Lynn Dr N	0.00mi	3/1.0	1,130 (0%)	0mo	$225,000	$199	96
6357 Cascade Cir	0.12mi	3/2.0	1,112 (-2%)	2mo	$274,900	$247	91
6501 Starnes Rd	0.33mi	3/2.0	1,251 (+11%)	2mo	$310,000	$248	64
6636 Fair Meadows Dr	0.44mi	3/2.0	1,244 (+10%)	2mo	$297,000	$239	61
5920 Oak Hill Rd	0.43mi	3/2.0	1,251 (+11%)	1mo	$269,000	$215	61
6028 Herschel Dr	0.43mi	3/2.0	1,269 (+12%)	0mo	$250,000	$197	59
7924 Lazy Brook Dr	0.68mi	3/2.0	1,189 (+5%)	1mo	$289,900	$244	59
5929 Robin Dr	0.40mi	3/2.0	1,292 (+14%)	1mo	$249,950	$193	57
6820 Mickey Dr	0.59mi	3/2.0	1,230 (+9%)	1mo	$289,500	$235	57
6825 Wooddale Dr	0.50mi	3/2.0	1,288 (+14%)	0mo	$315,000	$245	53
6925 Bennington Dr	0.74mi	3/2.0	1,240 (+10%)	0mo	$230,000	$185	49
6716 Brookdale Dr	0.63mi	3/2.0	1,278 (+13%)	1mo	$280,000	$219	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-32,815
• Equity at exit: $33,548

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-15,181
• Equity at exit: $19,454

Cash invested: $63,000 (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 76148

• Home prices YoY: -17.1%
• Rents YoY: 4.3%
• Active inventory: 130
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$382 /mo · $4,584/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $11

Break-even live

Break-even rent $2,096

Max offer price $225,000

Occupancy floor 94%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6405 Kary Lynn Dr N Watauga, TX	3.0	2.0	1072	$1,950	$1.82	24d	1	0.03mi
7320 Echo Hill Dr Watauga, TX	3.0	2.0	1287	$1,890	$1.47	43d	1	0.15mi
7400 Echo Hill Dr Watauga, TX	3.0	2.0	1364	$1,950	$1.43	4d	1	0.15mi
7529 Meadowlark Ln N Watauga, TX	3.0	2.0	1342	$2,150	$1.60	43d	1	0.16mi
6405 Kary Lynn Dr S Watauga, TX	3.0	2.0	1072	$1,950	$1.82	24d	1	0.17mi
6516 Meadowview Ln Watauga, TX	3.0	2.0	1164	$2,100	$1.80	24d	1	0.21mi
6529 Blue Grass Dr Watauga, TX	3.0	2.0	1354	$2,150	$1.59	24d	1	0.22mi
7529 Walnuthill Ct Watauga, TX	3.0	2.0	1360	$2,150	$1.58	43d	1	0.24mi
7608 Meadowlark Ln N Watauga, TX	3.0	2.0	1377	$1,925	$1.40	22d	1	0.24mi
6437 Starnes Rd Watauga, TX	3.0	2.0	1297	$1,980	$1.53	43d	1	0.30mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	14d	1	0.45mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	22d	1	0.45mi
6633 Greendale Dr Watauga, TX	3.0	2.0	1379	$2,025	$1.47	20d	1	0.49mi
6633 Greendale Dr Watauga, TX	3.0	2.0	1379	$2,025	$1.47	24d	1	0.49mi
6569 Westridge Dr Watauga, TX	3.0	2.5	1487	$2,050	$1.38	43d	1	0.49mi
6017 Hillcrest Dr Watauga, TX	3.0	2.0	1314	$1,950	$1.48	7d	1	0.53mi
7733 Liz Ln Watauga, TX	3.0	2.0	1464	$1,975	$1.35	24d	1	0.66mi
6621 North Park Dr Watauga, TX	3.0	2.0	1401	$2,085	$1.49	24d	1	0.68mi
6889 Hightower Dr Unit 6946 North Richland Hills, TX	2.0	2.0	966	$1,434	$1.48	43d	1	0.69mi
6889 Hightower Dr Unit 6922 North Richland Hills, TX	3.0	2.0	1219	$1,921	$1.58	3d	1	0.69mi
6889 Hightower Dr Unit 6926 North Richland Hills, TX	2.0	2.0	1022	$1,496	$1.46	3d	1	0.69mi
6889 Hightower Dr North Richland Hills, TX	2.0	2.0	1022	$1,594	$1.56	2d	1	0.69mi
6889 Hightower Dr North Richland Hills, TX	3.0	2.0	1219	$1,939	$1.59	12d	1	0.69mi
6400 High Lawn Ter Watauga, TX	3.0	2.0	1430	$2,155	$1.51	43d	1	0.76mi
6617 Nola Dr Watauga, TX	3.0	2.0	1395	$2,095	$1.50	24d	1	0.82mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	17d	1	0.87mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	22d	1	0.87mi
8221 Mark Ln Watauga, TX	3.0	2.0	1411	$2,900	$2.06	24d	1	0.90mi
6629 High Lawn Ter Watauga, TX	3.0	2.0	1497	$2,150	$1.44	17d	1	0.92mi
7427 Windhaven Rd North Richland Hills, TX	2.0	2.0	1100	$1,575	$1.43	2d	1	1.05mi
7008 Hanging Cliff Pl North Richland Hills, TX	3.0	2.0	1441	$2,095	$1.45	43d	1	1.06mi
7002 Lincoln Dr North Richland Hills, TX	2.0	2.0	1125	$1,675	$1.49	14d	1	1.08mi
7525 Windhaven Rd North Richland Hills, TX	3.0	2.0	1212	$1,595	$1.32	24d	1	1.09mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,200	$1.55	24d	1	1.13mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,000	$1.41	2d	1	1.13mi
5824 Storm Dr Watauga, TX	3.0	2.0	1148	$1,850	$1.61	18d	1	1.13mi
7001 Newcastle Pl North Richland Hills, TX	3.0	2.0	1455	$2,400	$1.65	43d	1	1.18mi
2107 Ridgecliff Dr Keller, TX	3.0	2.0	1310	$2,550	$1.95	5d	1	1.22mi
6269 Stardust Dr S Watauga, TX	3.0	2.0	1334	$1,975	$1.48	43d	1	1.25mi
5832 Swords Dr Fort Worth, TX	3.0	2.0	1300	$1,895	$1.46	43d	1	1.26mi

Listing history 4 events

1. 2026-05-18
   status Pending 830-char remark
2. 2026-05-09
   historical Active Option Contract 830-char remark
3. 2026-05-06
   price $225,000 830-char remark
4. 2026-04-23
   listed $250,000 Active 830-char remark

ⓘ 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: $4,584 · $382/mo
• Projected year-2 tax: $4,584 · $382/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $25,309
• − Mortgage interest: −$12,603
• − Property taxes: −$4,584
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$6,545
• Taxable loss: −$3,598
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $990/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: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 of 826 in TX

Livability — Watauga

• Score: 76/100
• State rank: #105
• US rank: #3500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watauga, TX
• County: Tarrant County · 2,033,669 people
• City population: 23,367
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,367
• Household income: $89,840
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 373.0

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 29% Two or more races 16% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% Other Asian/Pacific 2%

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: ▼ -64.11%
• Current HPI: 310.2504
• Rent YoY: ▲ 4.34%
• 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

-10.0% since first listed

5 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-05-18 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-05-06 Price Changed $225,000 NTREIS
• 2026-04-23 Listed $250,000 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $4,584 · +9.0% YoY. Source: county tax records.