6611 Olivewood Dr · Arlington, TX 76001

$169,900

3 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 11 Days on market

Built 1986 4,269 sqft lot Est $277k · 39% under ↓ 39% since listing

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Why this score? — see what drove the B 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.2/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity to add your personal finishing touches to this charming townhome in Eden Road Estates! Featuring soaring ceilings and an abundance of natural light, this spacious 3-bedroom, 2-bathroom home offers approximately 1,350 square feet of comfortable living space in a desirable Arlington location. The inviting living area showcases a cozy fireplace and an open feel, while the kitchen and baths feature granite countertops and tile finishes. A single-car attached rear-entry garage provides added convenience and storage. Step outside to a nicely sized backyard, perfect for entertaining, relaxing, or creating your own outdoor retreat. Conveniently located near shopping, dining, p

Key facts

• Tile finishes
• Natural light
• Cozy fireplace

Tags

• NATURAL LIGHT
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• TILE FINISHES
• NICELY SIZED BACKYARD
• DESIRABLE ARLINGTON LOCATION

Property features AI

Finance

• Other: Property is treated as clear for loan purposes; No accessibility features indicated
• Financial info: Listing is Real Estate Owned; Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Covered parking space; One garage space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Brick construction; Composition/shingle roof; Built in 1986
• Exterior features: Less than 0.5-acre lot; Subdivision: Eden Road Estates; Directions provided to property

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Three bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: One-level floor plan; Living room; Other interior features
• Laundry & utility: No washer/dryer included listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.2% vs local median 3.6% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Alice Ponder El (math 35% / reading 38%, grade F, #1,883 of 4,322 statewide, top 44%, 622 students, 70% FRL) — zoned schools average 70% FRL vs 35% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Mansfield ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.32% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $276,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6721 Cherrytree Dr	0.18mi	3/2.0	1,444 (+7%)	2mo	$310,000	$215	79
6609 Pecanwood Dr	0.05mi	3/2.0	1,528 (+13%)	2mo	$290,000	$190	74
6700 Towerwood Dr	0.08mi	3/2.0	1,528 (+13%)	2mo	$310,000	$203	73
6723 Cherrytree Dr	0.19mi	3/2.0	1,449 (+7%)	8mo	$300,000	$207	73
6519 Impala Dr	0.44mi	3/2.0	1,380 (+2%)	7mo	$179,900	$130	70
6503 Tempest Dr	0.43mi	3/2.0	1,421 (+5%)	8mo	$299,500	$211	65
6410 Running Creek Dr	0.75mi	3/2.0	1,362 (+1%)	2mo	$310,000	$228	62
6504 Topaz Dr	0.48mi	3/2.0	1,461 (+8%)	3mo	$300,000	$205	61
6303 Tempest Dr	0.53mi	3/2.0	1,429 (+6%)	8mo	$325,000	$227	59
6419 Valleybrooke Ct	0.72mi	3/2.0	1,229 (-9%)	7mo	$249,999	$203	45
6517 Hyden Dr	0.72mi	3/2.0	1,471 (+9%)	9mo	$250,000	$170	44
6508 Running Creek Dr	0.74mi	3/2.0	1,483 (+10%)	9mo	$297,500	$201	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: -4.3%
• Equity multiple: 0.85×
• Total profit: $-7,355
• Equity at exit: $25,333

10-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $3,072
• Equity at exit: $14,690

Cash invested: $47,572 (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 76001

• Home prices YoY: -8.6%
• Rents YoY: -0.3%
• Active inventory: 156
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$891
• Tax from tax record: −$388 /mo · $4,660/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $418

Break-even live

Break-even rent $1,709

Max offer price $169,900

Occupancy floor 76%

Sensitivity live

Price	-10% $514	-5% $466	+0% $418	+5% $369	+10% $321
Rent	-10% $241	-5% $329	+0% $418	+5% $506	+10% $594
Rate	-1.0pp $503	-0.5pp $461	base $418	+0.5pp $373	+1.0pp $329

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6609 Pecanwood Dr Arlington, TX	3.0	2.0	1528	$2,375	$1.55	25d	1	0.03mi
6703 Olivewood Dr Arlington, TX	3.0	2.5	1726	$2,200	$1.27	16d	1	0.04mi
6703 Olivewood Dr Arlington, TX	3.0	2.5	1726	$2,200	$1.27	4d	1	0.04mi
6709 Pecanwood Dr Arlington, TX	3.0	2.0	1528	$2,000	$1.31	44d	1	0.06mi
1026 Silver Spruce Dr Arlington, TX	3.0	2.0	1536	$2,150	$1.40	20d	1	0.18mi
1101 Valley Branch Dr Arlington, TX	3.0	2.0	1533	$1,920	$1.25	3d	1	0.23mi
6808 W Lynn Creek Dr Arlington, TX	3.0	2.0	1728	$2,099	$1.21	25d	1	0.37mi
6322 Woolwich Dr Arlington, TX	3.0	2.0	1728	$2,200	$1.27	21d	1	0.38mi
6406 Mercedes Dr Arlington, TX	3.0	2.0	1495	$2,395	$1.60	44d	1	0.50mi
6501 Topaz Dr Arlington, TX	3.0	2.0	1130	$1,995	$1.77	25d	1	0.51mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	13d	1	0.52mi
6504 Eldorado Dr Arlington, TX	3.0	2.0	1690	$2,125	$1.26	8d	1	0.52mi
914 Pierce Arrow Dr Arlington, TX	3.0	2.0	1301	$2,000	$1.54	44d	1	0.52mi
865 W Lynn Creek Dr Arlington, TX	3.0	2.0	1696	$2,050	$1.21	18d	1	0.56mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,900	$1.50	13d	1	0.60mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,966	$1.55	23d	1	0.60mi
6301 Fairlane Dr Arlington, TX	3.0	2.0	1420	$1,900	$1.34	25d	1	0.62mi
6201 Tempest Dr Arlington, TX	3.0	2.0	1536	$2,240	$1.46	0d	1	0.62mi
863 Valleybrooke Dr Arlington, TX	3.0	2.0	1123	$1,950	$1.74	44d	1	0.67mi
805 Hillbrooke Dr Arlington, TX	3.0	3.0	1873	$2,200	$1.17	44d	1	0.71mi
7016 Snowivy Ct Arlington, TX	3.0	2.0	1575	$2,200	$1.40	13d	1	0.76mi
7016 Snowivy Ct Arlington, TX	3.0	2.0	1575	$2,200	$1.40	44d	1	0.76mi
911 Pinion Dr Arlington, TX	3.0	2.0	1299	$1,400	$1.08	44d	1	0.82mi
1105 Cloudcrest Ct Arlington, TX	2.0	2.0	1513	$1,700	$1.12	44d	1	0.85mi
816 W Colony Dr Arlington, TX	3.0	2.0	1296	$2,025	$1.56	19d	1	0.86mi
6036 Maple Leaf Dr Arlington, TX	4.0	2.0	1673	$2,000	$1.20	13d	1	0.87mi
736 W Colony Dr Arlington, TX	3.0	2.0	1575	$2,070	$1.31	3d	1	0.88mi
7006 Pickford Ct Arlington, TX	3.0	2.0	1765	$2,250	$1.27	13d	1	0.88mi
780 Bonnet Trl Arlington, TX	3.0	2.5	1661	$2,350	$1.41	25d	1	0.90mi
802 Crystal Creek Ln Arlington, TX	3.0	2.0	1508	$2,250	$1.49	0d	1	0.92mi
760 Bonnet Trl Arlington, TX	3.0	2.5	1624	$2,349	$1.45	23d	1	0.93mi
763 Bonnet Trl Arlington, TX	3.0	2.5	1666	$1,200	$0.72	13d	1	0.94mi
1009 Danforth Ct Arlington, TX	3.0	2.0	1436	$2,050	$1.43	4d	1	0.94mi
5907 Valleycreek Ln Arlington, TX	2.0	2.0	976	$1,450	$1.49	44d	1	0.95mi
6707 Country Creek Dr Arlington, TX	3.0	2.0	1106	$1,995	$1.80	6d	1	0.96mi
746 Bonnet Trl Arlington, TX	2.0	2.0	1416	$2,175	$1.54	25d	1	0.96mi
6463 Blue Trl Arlington, TX	3.0	2.5	1661	$2,399	$1.44	23d	1	0.96mi
5901 Valleycreek Ln Arlington, TX	1.0–2.0	1.0–2.0	838	$1,764	$2.11	0d	27	0.97mi
2127 Chapel Downs Dr Arlington, TX	3.0	2.0	1480	$1,115	$0.75	25d	1	0.98mi
734 Bonnet Trl Arlington, TX	2.0	2.5	1636	$2,199	$1.34	23d	1	1.01mi

Listing history 8 events

1. 2026-06-21
   days on market $169,900 Active 11 DOM
2. 2026-06-18
   days on market $169,900 Active 8 DOM
3. 2026-06-17
   days on market $169,900 Active 7 DOM
4. 2026-06-16
   days on market $169,900 Active 6 DOM
5. 2026-06-15
   days on market $169,900 Active 5 DOM
6. 2026-06-13
   days on market $169,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $169,900 Active 2 DOM

ⓘ 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: $4,660 · $388/mo
• Projected year-2 tax: $4,660 · $388/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $26,849
• − Mortgage interest: −$9,517
• − Property taxes: −$4,660
• − Insurance: −$850
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$4,943
• Taxable income: $2,585
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $4,390/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,913
• Household income: $105,311
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 965.0

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: White 48% Black 23% Hispanic / Latino 19% Two or more races 8% Asian 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Armenian 4% Slovak 2% Italian 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 11% Arabic 5% Vietnamese 3%

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: ▼ -24.90%
• Current HPI: 264.5117
• Rent YoY: ▼ -0.26%
• 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

-39.3% since first listed

13 events — show timeline

• 2026-06-08 Listed $169,900 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-20 Price Changed $187,200 NTREIS
• 2026-04-02 Price Changed $203,900 NTREIS
• 2026-03-12 Listed $222,100 NTREIS
• 2025-12-26 Listing Removed — NTREIS
• 2025-11-02 Listed $280,000 NTREIS
• 2023-10-11 Sold (Public Records) — Public Records
• 2018-04-12 Sold (Public Records) — Public Records
• 2008-07-17 Sold (Public Records) — Public Records
• 2006-12-27 Sold (Public Records) — Public Records
• 2000-01-19 Sold (Public Records) — Public Records
• 1988-03-02 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,660 · -20.0% YoY. Source: county tax records.