5729 Kay Dr · Fort Worth, TX 76119

$75,000

3 bd · 1.0 ba · 1,456 sqft · Other · 19 Days on market

Built 1992 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort and convenience in this spacious 1,456?sq?ft mobile home featuring 3 bedrooms and 2 full baths. The open-concept layout offers a bright living area that flows into a well-appointed kitchen & acirc; & euro; & rdquo; perfect for family gatherings or quiet evenings at home. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, an office, or hobbies. Enjoy modern finishes, durable flooring, and abundant natural light throughout. Outside, you & acirc; & euro; & trade; ll find a private yard ideal for relaxing or entertaining. This home combines affordability with style, making i

Key facts

• Durable flooring
• Private yard
• Modern finishes

Tags

• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• PRIVATE YARD
• MODERN FINISHES
• DURABLE FLOORING
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 42% of the median local income ($51k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.37% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.61%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 2.86×
• Total profit: $39,078
• Equity at exit: $11,183

10-year hold

• IRR: 49.5%
• Equity multiple: 5.13×
• Total profit: $86,649
• Equity at exit: $6,485

Cash invested: $21,000 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $886

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5641 Willamette Dr Fort Worth, TX	3.0	2.5	1631	$2,150	$1.32	16d	1	0.73mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	43d	1	0.80mi
5664 Shore Point Trl Fort Worth, TX	3.0	2.5	1742	$2,150	$1.23	43d	1	0.80mi
7014 Cadillac Blvd Arlington, TX	3.0	2.0	1525	$2,199	$1.44	43d	1	1.01mi
5702 Shoreline Cir S Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	43d	1	1.04mi
6905 Forestview Dr Arlington, TX	3.0	2.0	1780	$2,149	$1.21	24d	1	1.12mi
4912 Paces Trl Arlington, TX	2.0	2.0	966	$1,509	$1.56	43d	1	1.23mi
5030 Savannah Club Dr Arlington, TX	1.0–2.0	1.0–2.0	843	$1,396	$1.66	2d	11	1.27mi
348 Spring Branch Ln Kennedale, TX	3.0	2.0	1170	$1,800	$1.54	43d	1	1.31mi
6610 Greenspring Dr Arlington, TX	3.0	2.0	1517	$1,950	$1.29	6d	1	1.32mi
6610 Greenspring Dr Arlington, TX	3.0	2.0	1517	$2,295	$1.51	44d	1	1.32mi
4924 Sigmond Dr Arlington, TX	1.0–3.0	1.0–2.0	790	$1,699	$2.15	1d	13	1.35mi
4933 Wild Holly Ln Arlington, TX	2.0	2.0	950	$1,352	$1.42	43d	1	1.40mi
1001 Boxwood Ln Fort Worth, TX	3.0	2.5	1298	$1,715	$1.32	43d	1	1.43mi
1704 Magnolia Ln Forest Hill, TX	3.0	2.5	1298	$1,675	$1.29	43d	1	1.46mi
404 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,775	$1.37	6d	1	1.47mi
603 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,650	$1.27	24d	1	1.47mi
6601 Treepoint Dr Arlington, TX	2.0	2.0	1125	$1,511	$1.34	3d	1	1.48mi
6601 Treepoint Dr Unit 6634 Arlington, TX	3.0	2.0	1050	$1,718	$1.64	43d	1	1.48mi
6601 Treepoint Dr Unit 6658 Arlington, TX	2.0	2.0	1125	$1,372	$1.22	43d	1	1.48mi
6601 Treepoint Dr Arlington, TX	2.0	2.0	950	$1,470	$1.55	12d	1	1.48mi
6601 Treepoint Dr Unit 3121 Arlington, TX	3.0	2.0	1050	$1,723	$1.64	2d	1	1.48mi
6601 Treepoint Dr Unit 2121 Arlington, TX	2.0	2.0	900	$1,132	$1.26	2d	1	1.48mi

Listing history 11 events

1. 2026-06-15
   days on market $75,000 Active 19 DOM
2. 2026-06-13
   days on market $75,000 Active 17 DOM
3. 2026-06-09
   days on market $75,000 Active 13 DOM
4. 2026-06-08
   days on market $75,000 Active 12 DOM
5. 2026-06-07
   days on market $75,000 Active 11 DOM
6. 2026-06-04
   days on market $75,000 Active 8 DOM
7. 2026-06-03
   days on market $75,000 Active 7 DOM
8. 2026-06-02
   days on market $75,000 Active 6 DOM
9. 2026-06-02
   days on market $75,000 Active 5 DOM
10. 2026-05-31
    days on market $75,000 Active 4 DOM
11. 2026-05-28
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,327
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,182
• Taxable income: $10,032
• Est. tax owed @ 24.0%: −$2,408
• After-tax cash flow: $8,221/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This mobile home requires significant landscaping and exterior maintenance to improve its curb appeal and value for both resale and rental.

Repairs flagged

• Major Landscaping — Overgrown vegetation and debris need removal.
• Major Exterior painting — Vegetation obscures the exterior, indicating neglect.
• Major Landscaping maintenance — Overgrown vegetation and debris need removal.
• Major Exterior cleaning — Vegetation obscures the exterior, indicating neglect.

Value-add opportunities

• Both Landscaping and exterior cleaning — Improves curb appeal and value for both resale and rental.
• Both Exterior painting — Enhances curb appeal and value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and debris need removal.	Major	$15,000–50,000
Exterior painting · Vegetation obscures the exterior, indicating neglect.	Major	$15,000–50,000
Landscaping maintenance · Overgrown vegetation and debris need removal.	Major	$15,000–50,000
Exterior cleaning · Vegetation obscures the exterior, indicating neglect.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Improves curb appeal and value for both resale and rental. ↑
• Both Exterior painting — Enhances curb appeal and value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

1 event — show timeline

• 2026-05-28 Listed $75,000 FSBO.com