6009 Deborah Ln · Watauga, TX 76148

$234,900

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 144 Days on market

Built 1970 0.41 ac lot Est $252k · 7% 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).

• Cash flow +14.8/30.0
• ARV discount +10.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! REDUCED! WOW! Do not miss out on this! 3-2-2 ready for new owner. Large family with dining open to kitchen. Inside laundry room with a large storage room leading to garage with storage shelves. All this plus a huge fenced yard with a large shade tree. Close to shopping and schools.

Key facts

• Gas cooktop
• Bonus storage space
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• GALLERY-STYLE KITCHEN
• GAS COOKTOP
• WHITE CABINETRY
• BONUS STORAGE SPACE
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $64 ($769/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 $210k (10.5% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Birdville El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 489 students, 85% FRL); Watauga Middle (math 32% / reading 36%, grade F, #892 of 1,662 statewide, top 55%, 608 students, 71% FRL); Haltom H S (math 37% / reading 48%, grade F, #721 of 1,632 statewide, top 45%, 2,785 students, 72% FRL) — zoned schools average 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 132 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 144 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $251,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6009 Deborah Ln	0.00mi	3/2.0	1,150 (0%)	2mo	$234,900	$204	99
5917 Whispering Ln	0.14mi	3/2.0	1,194 (+4%)	2mo	$269,000	$225	85
6037 Highcrest Dr	0.49mi	3/2.0	1,152 (+0%)	3mo	$240,000	$208	75
6204 Brookside Dr	0.38mi	3/2.0	1,099 (-4%)	2mo	$245,000	$223	74
6020 Harrison Way	0.57mi	3/2.0	1,181 (+3%)	0mo	$268,000	$227	69
6051 Oakdale Ct	0.27mi	3/2.0	1,285 (+12%)	2mo	$275,000	$214	66
6116 Mackneal Trl	0.49mi	3/2.0	1,260 (+10%)	1mo	$250,000	$198	60
6716 Brookdale Dr	0.47mi	3/2.0	1,278 (+11%)	1mo	$280,000	$219	59
6925 Bennington Dr	0.67mi	3/2.0	1,240 (+8%)	0mo	$230,000	$185	55
6408 Greenfield Ct	0.59mi	3/2.0	1,264 (+10%)	2mo	$277,000	$219	54
6825 Wooddale Dr	0.60mi	3/2.0	1,288 (+12%)	0mo	$315,000	$245	52
6028 Herschel Dr	0.73mi	3/2.0	1,269 (+10%)	0mo	$250,000	$197	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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-31,098
• Equity at exit: $35,024

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-9,655
• Equity at exit: $20,310

Cash invested: $65,772 (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: 132
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $64

Break-even live

Break-even rent $2,021

Max offer price $234,900

Occupancy floor 92%

Sensitivity live

Price	-10% $197	-5% $131	+0% $64	+5% $-2	+10% $-69
Rent	-10% $-102	-5% $-19	+0% $64	+5% $147	+10% $230
Rate	-1.0pp $182	-0.5pp $124	base $64	+0.5pp $3	+1.0pp $-59

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5824 Storm Dr Watauga, TX	3.0	2.0	1148	$1,850	$1.61	20d	1	0.18mi
6225 Stardust Dr S Watauga, TX	3.0	2.0	1120	$1,950	$1.74	45d	1	0.30mi
6269 Stardust Dr S Watauga, TX	3.0	2.0	1334	$1,975	$1.48	45d	1	0.33mi
5809 Haney Dr Watauga, TX	3.0	2.0	1421	$1,875	$1.32	26d	1	0.35mi
6528 Bernadine Dr Watauga, TX	3.0	2.0	1153	$2,061	$1.79	1d	1	0.42mi
6301 Sunnybrook Dr Fort Worth, TX	3.0	2.0	1278	$1,795	$1.40	26d	1	0.48mi
5705 Saramac Dr Watauga, TX	3.0	2.0	1224	$2,195	$1.79	45d	1	0.53mi
5929 Gayle Dr Watauga, TX	3.0	2.0	1466	$1,995	$1.36	19d	1	0.55mi
6401 Melinda Ct Watauga, TX	3.0	2.0	1236	$1,875	$1.52	45d	1	0.60mi
6075 Lalagray Ln Watauga, TX	3.0	2.0	1202	$1,895	$1.58	6d	1	0.60mi
6413 Melinda Ct Watauga, TX	3.0	2.0	1182	$1,995	$1.69	26d	1	0.63mi
6617 Nola Dr Watauga, TX	3.0	2.0	1395	$2,095	$1.50	26d	1	0.65mi
6009 Marigold Dr Watauga, TX	3.0	2.0	1180	$2,091	$1.77	14d	1	0.66mi
6017 Hillcrest Dr Watauga, TX	3.0	2.0	1314	$1,950	$1.48	9d	1	0.66mi
5752 Shipp Dr Watauga, TX	4.0	2.0	1444	$2,300	$1.59	1d	1	0.68mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	24d	1	0.74mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	17d	1	0.74mi
6029 Dustin Dr Watauga, TX	3.0	2.0	1322	$1,865	$1.41	45d	1	0.78mi
6589 Old Mill Cir Watauga, TX	3.0	2.0	1234	$2,061	$1.67	9d	1	0.81mi
5809 Lance Ct Haltom City, TX	4.0	2.0	1359	$1,950	$1.43	1d	1	0.82mi
5620 Oregon Trail Ct Haltom City, TX	3.0	2.0	1190	$1,839	$1.55	19d	1	0.82mi
5544 Dunson Dr Haltom City, TX	3.0	2.0	1187	$1,950	$1.64	45d	1	0.97mi
6250 Rosewood Dr North Richland Hills, TX	1.0–4.0	1.0–3.0	1338	$2,203	$1.65	0d	17	0.99mi
6405 Kary Lynn Dr S Watauga, TX	3.0	2.0	1072	$1,950	$1.82	26d	1	0.99mi
5621 Macdougall Dr Haltom City, TX	3.0	2.0	1359	$1,965	$1.45	26d	1	0.99mi
5604 Macgregor Dr Haltom City, TX	3.0	2.0	1348	$1,900	$1.41	45d	1	1.10mi
7001 Newcastle Pl North Richland Hills, TX	3.0	2.0	1455	$2,400	$1.65	45d	1	1.10mi
6405 Kary Lynn Dr N Watauga, TX	3.0	2.0	1072	$1,950	$1.82	26d	1	1.11mi
6420 Sunrise Dr North Richland Hills, TX	3.0	2.0	1470	$1,725	$1.17	26d	1	1.11mi
7320 Echo Hill Dr Watauga, TX	3.0	2.0	1287	$1,890	$1.47	45d	1	1.11mi
6100 Browning Dr North Richland Hills, TX	1.0–2.0	1.0–2.0	957	$1,759	$1.84	0d	26	1.11mi
7400 Echo Hill Dr Watauga, TX	3.0	2.0	1364	$1,950	$1.43	7d	1	1.14mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	24d	1	1.15mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	19d	1	1.15mi
6420 Wakefield Rd North Richland Hills, TX	3.0	2.0	1423	$2,300	$1.62	24d	1	1.15mi
6420 Wakefield Rd North Richland Hills, TX	3.0	2.0	1423	$2,200	$1.55	0d	1	1.15mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,000	$1.41	4d	1	1.17mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,200	$1.55	26d	1	1.17mi
6490 Iron Horse Blvd Unit 6523 North Richland Hills, TX	3.0	2.0	1298	$2,405	$1.85	0d	1	1.18mi
6490 Iron Horse Blvd Unit 6527 North Richland Hills, TX	2.0	2.0	1033	$1,905	$1.84	0d	1	1.18mi

Listing history 21 events

1. 2026-05-01
   soldstatus
2. 2026-04-07
   status Pending
3. 2026-03-25
   price $234,900
4. 2026-01-09
   price $240,500
5. 2025-11-14
   listed $248,000 Active
6. 2025-11-11
   historical
7. 2025-09-27
   price $253,000
8. 2025-08-18
   listed $260,000 Active
9. 2014-03-05
   soldstatus
10. 2011-12-14
    soldstatus
11. 2011-12-02
    soldstatus Closed 291-char remark

    Show marketing remark (291 chars)

    REDUCED! REDUCED! WOW! Do not miss out on this! 3-2-2 ready for new owner. Large family with dining open to kitchen. Inside laundry room with a large storage room leading to garage with storage shelves. All this plus a huge fenced yard with a large shade tree. Close to shopping and schools.

12. 2011-09-23
    status Pending 291-char remark

    Show marketing remark (291 chars)

    REDUCED! REDUCED! WOW! Do not miss out on this! 3-2-2 ready for new owner. Large family with dining open to kitchen. Inside laundry room with a large storage room leading to garage with storage shelves. All this plus a huge fenced yard with a large shade tree. Close to shopping and schools.

13. 2011-09-15
    price $54,900 291-char remark

    Show marketing remark (291 chars)

    REDUCED! REDUCED! WOW! Do not miss out on this! 3-2-2 ready for new owner. Large family with dining open to kitchen. Inside laundry room with a large storage room leading to garage with storage shelves. All this plus a huge fenced yard with a large shade tree. Close to shopping and schools.

14. 2011-08-27
    price $59,900 291-char remark

    Show marketing remark (291 chars)

    REDUCED! REDUCED! WOW! Do not miss out on this! 3-2-2 ready for new owner. Large family with dining open to kitchen. Inside laundry room with a large storage room leading to garage with storage shelves. All this plus a huge fenced yard with a large shade tree. Close to shopping and schools.

15. 2011-08-11
    listed $64,900 Active 291-char remark

    Show marketing remark (291 chars)

    REDUCED! REDUCED! WOW! Do not miss out on this! 3-2-2 ready for new owner. Large family with dining open to kitchen. Inside laundry room with a large storage room leading to garage with storage shelves. All this plus a huge fenced yard with a large shade tree. Close to shopping and schools.

16. 2004-05-05
    soldstatus
17. 2004-04-27
    soldstatus
18. 2004-04-07
    historical
19. 2004-02-27
    listed $84,900
20. 1999-04-07
    soldstatus
21. 1988-11-02
    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: $3,201 · $267/mo
• Projected year-2 tax: $4,299 · $358/mo
• Expected delta: +$1,098/yr (+$91/mo · 34.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,223
• − Mortgage interest: −$13,158
• − Property taxes: −$3,201
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$6,833
• Taxable loss: −$3,180
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $1,532/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: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 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

+176.7% since first listed

21 events — show timeline

• 2026-05-01 Sold (Public Records) — Public Records
• 2026-04-07 Pending — NTREIS
• 2026-03-25 Price Changed $234,900 NTREIS
• 2026-01-09 Price Changed $240,500 NTREIS
• 2025-11-14 Listed $248,000 NTREIS
• 2025-11-11 Listing Removed — NTREIS
• 2025-09-27 Price Changed $253,000 NTREIS
• 2025-08-18 Listed $260,000 NTREIS
• 2014-03-05 Sold (Public Records) — Public Records
• 2011-12-14 Sold (Public Records) — Public Records
• 2011-12-02 Sold (MLS) — NTREIS
• 2011-09-23 Pending — NTREIS
• 2011-09-15 Price Changed $54,900 NTREIS
• 2011-08-27 Price Changed $59,900 NTREIS
• 2011-08-11 Listed $64,900 NTREIS
• 2004-05-05 Sold (Public Records) — Public Records
• 2004-04-27 Sold (MLS) — NTREIS
• 2004-04-07 Listing Removed — NTREIS
• 2004-02-27 Listed $84,900 NTREIS
• 1999-04-07 Sold (Public Records) — Public Records
• 1988-11-02 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,201 · -18.7% YoY. Source: county tax records.