5223 Legacy St · Haltom City, TX 76117

$244,990

2 bd · 2.0 ba · 1,092 sqft · Other · 111 Days on market

Built 2026 $224/sqft · at area comps Est $253k · at est.

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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 +11.4/30.0
• ARV discount +8.9/15.0
• Rent growth +4.5/5.0
• Schools +3.7/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CB JENI Homes Elizabeth floor plan. This 2-bedroom, 2 full bath townhome features a full-size bedroom with an ensuite bath, perfect for guests or as a home workspace, and a laundry area that accommodates a full-size washer and dryer. The 2nd floor is perfect for cooking and entertaining. The oversized kitchen has incredible countertop and cabinet space, with quartz countertops, shaker style cabinets and designer hardware. The eat in kitchen can easily accommodate 4 counter height stools! The primary bedroom will allow for a queen or king size bed, and the primary bathroom has an oversized shower, ceramic tile flooring and shower walls, and a double sink vanity. Available in JUNE!

Key facts

• Quartz countertops
• Laundry area
• Oversized kitchen

Tags

• ENSUITE BATH
• LAUNDRY AREA
• OVERSIZED KITCHEN
• QUARTZ COUNTERTOPS
• SHAKER STYLE CABINETS
• DESIGNER HARDWARE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (28.2% below list).
• Recommended offer: $176k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% 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+, 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: O H Stowe El (math 38% / reading 34%, grade F, #1,921 of 4,322 statewide, top 45%, 674 students, 83% FRL); North Oaks Middle (math 26% / reading 26%, grade F, #1,222 of 1,662 statewide, top 74%, 507 students, 74% 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 (+7.9%/yr); 123 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); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 41% 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 $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 111 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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 $175,995 (28.2% 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 111 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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. 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?
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 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: 0.72% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (median comp): $252,680
• List price: $244,990
• Delta: -1.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.47×
• Total profit: $-36,235
• Equity at exit: $36,529

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,174
• Equity at exit: $21,182

Cash invested: $68,597 (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: 123
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-87

Break-even live

Break-even rent $1,870

Max offer price $229,691

Occupancy floor 100%

Sensitivity live

Price	-10% $52	-5% $-17	+0% $-87	+5% $-156	+10% $-225
Rent	-10% $-226	-5% $-156	+0% $-87	+5% $-17	+10% $52
Rate	-1.0pp $37	-0.5pp $-24	base $-87	+0.5pp $-150	+1.0pp $-215

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: $61,248
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5114 Springlake Pkwy Haltom City, TX	2.0	2.0	1196	$2,260	$1.89	45d	1	0.07mi
4708 Haltom Rd Haltom City, TX	2.0	2.0	1161	$2,300	$1.98	45d	1	0.21mi
4704 Haltom Rd Haltom City, TX	2.0	2.0	1161	$2,100	$1.81	45d	1	0.21mi
5301 Springlake Pkwy Haltom City, TX	1.0–2.0	1.0–2.0	813	$1,485	$1.83	24d	4	0.24mi
4425 Jane Anne St Haltom City, TX	3.0	1.5	1025	$1,800	$1.76	26d	1	0.42mi
4209 Haltom Rd Haltom City, TX	3.0	2.0	1404	$1,895	$1.35	46d	1	0.57mi
4957 Colonial Park Dr Haltom City, TX	3.0	2.0	1432	$1,420	$0.99	26d	1	0.62mi
5100 Herrick Ct Haltom City, TX	2.0	2.0	901	$1,075	$1.19	8d	1	0.77mi
5400 Haltom Rd Haltom City, TX	1.0–3.0	1.0–2.0	1095	$2,422	$2.21	0d	70	0.82mi
4200 Northern Cross Blvd Haltom City, TX	1.0–3.0	1.0–2.0	979	$1,476	$1.51	0d	31	0.94mi
5350 Fossil Creek Blvd Fort Worth, TX	1.0	1.0	772	$1,204	$1.56	14d	1	0.98mi
5350 Fossil Creek Blvd Fort Worth, TX	2.0	2.0	1127	$1,705	$1.51	45d	1	0.98mi
5350 Fossil Creek Blvd Unit 5371 Haltom City, TX	1.0	1.0	772	$1,250	$1.62	16d	1	0.98mi
5350 Fossil Creek Blvd Apt 411 Haltom City, TX	1.0	1.0	772	$1,245	$1.61	1d	1	0.98mi
5350 Fossil Creek Blvd Unit 5387 Haltom City, TX	2.0	2.0	1030	$1,425	$1.38	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 5407 Haltom City, TX	2.0	2.0	1030	$1,490	$1.45	45d	1	0.98mi
5350 Fossil Creek Blvd Unit 5365 Haltom City, TX	1.0	1.0	772	$1,255	$1.63	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 5383 Haltom City, TX	3.0	2.0	1324	$2,280	$1.72	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 2105 Haltom City, TX	2.0	2.0	1030	$1,415	$1.37	1d	1	0.98mi
Fossil Creek Blvd #1125 Haltom City, TX	1.0–2.0	1.0–2.0	881	$2,140	$2.43	22d	7	1.00mi
5350 Fossil Creek Blvd Unit 7-734 Fort Worth, TX	1.0–2.0	1.0–2.0	934	$2,180	$2.33	22d	10	1.00mi
5333 Fossil Creek Blvd Unit 5366 Haltom City, TX	3.0	2.0	1330	$1,915	$1.44	26d	1	1.06mi
5333 Fossil Creek Blvd Unit 5354 Haltom City, TX	1.0	1.0	700	$1,135	$1.62	45d	1	1.06mi
5333 Fossil Creek Blvd Unit 5390 Haltom City, TX	2.0	2.0	993	$1,360	$1.37	26d	1	1.06mi
4100 Northern Cross Blvd Fort Worth, TX	3.0	1.0–2.0	948	$2,376	$2.51	0d	35	1.06mi
533 Fossil Creek Blvd Unit 1123 Fort Worth, TX	1.0	1.0	810	$1,435	$1.77	0d	1	1.06mi
5604 Macgregor Dr Haltom City, TX	3.0	2.0	1348	$1,900	$1.41	45d	1	1.10mi
5333 Fossil Creek Blvd Fort Worth, TX	3.0	2.0	1330	$2,170	$1.63	45d	1	1.12mi
5333 Fossil Creek Blvd Fort Worth, TX	1.0	1.0	700	$1,140	$1.63	26d	1	1.12mi
5333 Fossil Creek Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1015	$1,680	$1.66	0d	109	1.12mi
5340 Jerri Ln Haltom City, TX	3.0	1.0	1134	$1,795	$1.58	9d	1	1.18mi
5500 N Beach St Fort Worth, TX	3.0	2.0	1378	$2,297	$1.67	22d	1	1.20mi
5500 N Beach St Fort Worth, TX	3.0	2.0	1378	$2,393	$1.74	45d	1	1.20mi
5500 N Beach St Fort Worth, TX	2.0	2.0	1105	$1,835	$1.66	5d	1	1.20mi
5621 Macdougall Dr Haltom City, TX	3.0	2.0	1359	$1,965	$1.45	26d	1	1.20mi
4700 Fossil Vista Dr Haltom City, TX	1.0–3.0	1.0–2.0	984	$2,143	$2.18	4d	12	1.21mi
6228 Glenview Dr North Richland Hills, TX	1.0	1.0	791	$1,225	$1.55	7d	7	1.24mi
3736 Layton Ave Haltom City, TX	3.0	1.5	1100	$1,600	$1.45	45d	1	1.26mi
4699 Fossil Vista Dr Haltom City, TX	1.0	1.0	738	$1,265	$1.71	16d	1	1.26mi
5544 Dunson Dr Haltom City, TX	3.0	2.0	1187	$1,950	$1.64	45d	1	1.29mi

Listing history 16 events

1. 2026-06-21
   days on market $244,990 Active 111 DOM
2. 2026-06-18
   days on market $244,990 Active 108 DOM
3. 2026-06-17
   days on market $244,990 Active 107 DOM
4. 2026-06-16
   days on market $244,990 Active 106 DOM
5. 2026-06-15
   days on market $244,990 Active 105 DOM
6. 2026-06-13
   pricedays on market $244,990 Active 103 DOM
7. 2026-06-09
   days on market $249,990 Active 99 DOM
8. 2026-06-08
   days on market $249,990 Active 98 DOM
9. 2026-06-07
   days on market $249,990 Active 97 DOM
10. 2026-06-04
    days on market $249,990 Active 94 DOM
11. 2026-06-03
    days on market $249,990 Active 93 DOM
12. 2026-06-02
    days on market $249,990 Active 92 DOM
13. 2026-06-01
    days on market $249,990 Active 91 DOM
14. 2026-05-31
    days on market $249,990 Active 90 DOM
15. 2026-03-03
    listed $249,990 Active 688-char remark

    Show marketing remark (688 chars)

    CB JENI Homes Elizabeth floor plan. This 2-bedroom, 2 full bath townhome features a full-size bedroom with an ensuite bath, perfect for guests or as a home workspace, and a laundry area that accommodates a full-size washer and dryer. The 2nd floor is perfect for cooking and entertaining. The oversized kitchen has incredible countertop and cabinet space, with quartz countertops, shaker style cabinets and designer hardware. The eat in kitchen can easily accommodate 4 counter height stools! The primary bedroom will allow for a queen or king size bed, and the primary bathroom has an oversized shower, ceramic tile flooring and shower walls, and a double sink vanity. Available in JUNE!

16. 2026-03-02
    listed $249,990 Active 689-char remark

    Show marketing remark (689 chars)

    CB JENI HOMES ELIZABETH floor plan. This 2 bedroom, 2 full bath townhome features a full-size bedroom with an ensuite bath, perfect for guests or as a home workspace, and a laundry area that accommodates a full-size washer and dryer. The 2nd floor is perfect for cooking and entertaining. The oversized kitchen has incredible countertop and cabinet space, with quartz countertops, shaker style cabinets and designer hardware. The eat in kitchen can easily accommodate 4 counter height stools! The primary bedroom will allow for a queen or king size bed and the primary bathroom has an oversized shower, ceramic tile flooring and shower walls, and a double sink vanity. Available in JUNE!!

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $4,483 · $374/mo
• Expected delta: +$3,402/yr (+$283/mo · 314.5%)

ⓘ 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 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: $21,119
• − Mortgage interest: −$13,723
• − Property taxes: −$1,082
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$7,127
• Taxable loss: −$5,416
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $261/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

+0.0% since first listed

2 events — show timeline

• 2026-03-03 Listed $249,990 Zillow
• 2026-03-02 Listed $249,990 NTREIS

Property tax history

-1.4%/yr

Latest (2025): $1,082 · -2.4% YoY. Source: county tax records.