4309 Patricia St · Haltom City, TX 76117

$189,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 177 Days on market

Built 1952 0.31 ac lot $194/sqft · 9% above area Est $227k · 16% 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 +14.9/15.0
• Cash flow +10.3/30.0
• Rent growth +4.5/5.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

Key facts

• New windows
• 0.31 acre lot
• Built 1952

Tags

• NEW WINDOWS
• CLOSE TO DOWNTOWN FORT WORTH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.3% below list).
• Recommended offer: $159k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in Haltom City — 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 66/100 on livability (#644 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities 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.
• Market conditions: Rents rising fast (+7.9%/yr); 125 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 177 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $190k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,988 (16.3% 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 177 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $227,133
• List price: $189,900
• Delta: -16.39%
• 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
4308 Patricia St	0.03mi	3/1.0	909 (-7%)	8mo	$167,000	$184	80
4320 Voncille St	0.10mi	2/1.0 (-1)	1,071 (+9%)	2mo	$145,000	$135	73
4229 Voncille St	0.15mi	3/2.0	1,104 (+13%)	6mo	$199,900	$181	63
4809 Monna St	0.40mi	3/1.0	1,092 (+11%)	5mo	$220,000	$201	58
4405 Mckibben St	0.14mi	3/2.0	1,104 (+13%)	13mo	$224,000	$203	58
3736 Layton Ave	0.44mi	3/1.5	1,080 (+10%)	5mo	$164,900	$153	57
3600 Katrine St	0.44mi	3/1.0	1,076 (+10%)	8mo	$179,990	$167	56
4821 Jerri Ln	0.45mi	3/1.0	1,104 (+13%)	6mo	$240,000	$217	53
3541 Haltom Rd	0.62mi	3/1.0	1,074 (+10%)	6mo	$170,000	$158	51
5029 Monette St	0.53mi	2/1.0 (-1)	888 (-9%)	11mo	$200,000	$225	46
3569 Regal Rd	0.70mi	3/1.5	1,063 (+8%)	8mo	$249,000	$234	45
3405 Eastridge Dr	0.57mi	2/1.0 (-1)	853 (-13%)	7mo	$175,000	$205	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.45×
• Total profit: $-29,216
• Equity at exit: $28,315

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,416
• Equity at exit: $16,419

Cash invested: $53,172 (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 76117

• Home prices YoY: -23.9%
• Rents YoY: 7.9%
• Active inventory: 125
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$996
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-105

Break-even live

Break-even rent $1,723

Max offer price $171,299

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4233 Voncille St Haltom City, TX	3.0	1.0	1085	$1,740	$1.60	15d	1	0.13mi
3301 Aurora St Unit D Haltom City, TX	2.0	1.5	1120	$1,600	$1.43	24d	1	0.22mi
3301 Aurora St Haltom City, TX	2.0	1.0	1120	$1,600	$1.43	24d	1	0.22mi
3301 Aurora St Haltom City, TX	2.0	1.5	1120	$1,600	$1.43	43d	1	0.22mi
3301 Aurora St Unit B Haltom City, TX	2.0	1.5	1116	$1,500	$1.34	2d	1	0.22mi
3736 Layton Ave Haltom City, TX	3.0	1.5	1100	$1,600	$1.45	43d	1	0.41mi
5100 Herrick Ct Haltom City, TX	2.0	2.0	901	$1,075	$1.19	6d	1	0.91mi
4425 Jane Anne St Haltom City, TX	3.0	1.5	1025	$1,800	$1.76	24d	1	1.23mi
5501 Adams Dr Haltom City, TX	3.0	2.0	1125	$1,580	$1.40	11d	1	1.24mi
5501 Adams Dr Haltom City, TX	3.0	2.0	1125	$1,560	$1.39	3d	1	1.24mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,215	$1.37	12d	1	1.24mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,215	$1.37	11d	1	1.24mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,250	$1.41	43d	1	1.24mi
5501 Adams Dr Haltom City, TX	2.0	1.0	889	$1,215	$1.37	3d	1	1.24mi
4200 Northern Cross Blvd Haltom City, TX	1.0–3.0	1.0–2.0	979	$1,980	$2.02	1d	30	1.40mi
4100 Northern Cross Blvd Fort Worth, TX	3.0	1.0–2.0	948	$2,921	$3.08	1d	35	1.42mi

Listing history 12 events

1. 2026-06-01
   days on market $189,900 Active 177 DOM
2. 2026-05-31
   days on market $189,900 Active 176 DOM
3. 2026-04-06
   price $189,900 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

4. 2026-04-06
   status Active 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

5. 2026-03-28
   historical Active Option Contract 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

6. 2026-03-12
   price $205,000 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

7. 2026-03-03
   price $219,000 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

8. 2026-02-04
   price $225,000 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

9. 2026-01-08
   price $234,900 217-char remark

   Show marketing remark (217 chars)

   Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

10. 2025-12-06
    listed $239,900 Active 217-char remark

    Show marketing remark (217 chars)

    Four bedroom and one and a half bath sits on one third of an acre. Primary bedroom has the half bath. Close to Downtown Fort Worth, 121 and 820. Great investment property. New windows. Come take a look. Selling as is.

11. 1997-12-22
    soldstatus $50,861
12. 1997-07-15
    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: $3,436 · $286/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$39/yr (+$3/mo · 1.1%)

ⓘ 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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,079
• − Mortgage interest: −$10,637
• − Property taxes: −$3,436
• − Insurance: −$950
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,524
• Taxable loss: −$4,521
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $-179/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 — Haltom City

• Score: 66/100
• State rank: #644
• US rank: #12214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haltom City, TX
• County: Tarrant County · 2,033,669 people
• City population: 32,950
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,950
• Household income: $51,670
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1105.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 18% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 42% Puerto Rican 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 36% Other Asian/Pacific 4% Vietnamese 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: ▼ -103.25%
• Current HPI: 328.69
• Rent YoY: ▲ 7.89%
• 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

+273.4% since first listed

10 events — show timeline

• 2026-04-06 Price Changed $189,900 NTREIS
• 2026-04-06 Relisted — NTREIS
• 2026-03-28 Contingent — NTREIS
• 2026-03-12 Price Changed $205,000 NTREIS
• 2026-03-03 Price Changed $219,000 NTREIS
• 2026-02-04 Price Changed $225,000 NTREIS
• 2026-01-08 Price Changed $234,900 NTREIS
• 2025-12-06 Listed $239,900 NTREIS
• 1997-12-22 Sold (Public Records) $50,861 Public Records
• 1997-07-15 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,436 · -17.0% YoY. Source: county tax records.