1708 Cowtown Ct · Mansfield, TX 76063

$240,000

3 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 27 Days on market

Built 2005 6,360 sqft lot $161/sqft · 22% below area Est $312k · 23% under $327/mo HOA · 15% of rent

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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 +15.0/15.0
• Cash flow +12.1/30.0
• Schools +4.6/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Mansfield ISD for investors or future homeowners. Tenant occupied 3 bedroom 2 bath single story home offering approximately 1500 square feet on a quiet cul de sac in South Mansfield. Functional open concept layout with a low maintenance lot and strong rental potential in a high demand area. Zoned to Annette Perry Elementary Charlene McKinzey Middle School and Mansfield Lake Ridge High School. Convenient access to TX 360 US 287 and TX 161 with nearby shopping and dining at Mansfield Towne Crossing and The Shops at Broad. Currently income producing with lease details available ideal as a rental or future primary residence. Showings by appointment only do not disturb tenan

Key facts

• 6,360 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Other: Property is listed as residential, single family; not attached; Lot less than 0.5 acre
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; HOA provides full use of facilities; HOA fee is $327 (frequency: other); HOA management: RTI/Community Management Associates, Inc. (972-943-2820)

Exterior

• Parking: Attached garage; 2 covered/garage parking spaces
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 2005
• Construction: Composition roof
• Exterior features: Wood backyard fencing

Interior

• Kitchen: Kitchen island; Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Kitchen island; One-level layout; One living area; One dining area
• Laundry & utility: No specific laundry/utility details provided

🏷️ Possibly a rental listed for sale. The $240,000 price doesn't fit this home's estimated sale value (~$311,833) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-53 ($-639/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.9% below list).
• Recommended offer: $214k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Annette Perry El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 522 students, 48% FRL).
• Market conditions: Rents soft (-1.2%/yr); 715 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 27 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,925 (10.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (median comp): $311,833
• List price: $240,000
• Delta: -23.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Cutting Horse Dr	0.47mi	3/2.0	1,512 (+2%)	1mo	$310,000	$205	75
1316 Wood Dr	0.57mi	3/2.0	1,456 (-2%)	2mo	$179,999	$124	68
1300 Lacey Oak Dr	0.17mi	3/2.0	1,630 (+10%)	14mo	$409,000	$251	65
924 Remington Ranch Rd	0.24mi	3/2.0	1,659 (+12%)	12mo	$325,000	$196	60
1015 Cutting Horse Dr	0.46mi	3/2.0	1,582 (+6%)	11mo	$309,999	$196	59
910 Remington Ranch Rd	0.17mi	3/2.0	1,334 (-10%)	24mo	$325,000	$244	55
1309 Vinewood Dr	0.65mi	3/2.0	1,344 (-10%)	9mo	$219,900	$164	46
1343 Honeysuckle Dr	0.56mi	3/2.0	1,344 (-10%)	23mo	$225,000	$167	39

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-48,466
• Equity at exit: $35,785

10-year hold

• IRR: -25.0%
• Equity multiple: -0.05×
• Total profit: $-70,454
• Equity at exit: $20,751

Cash invested: $67,200 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 715
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$100
• HOA: −$327
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-53

Break-even live

Break-even rent $2,207

Max offer price $230,597

Occupancy floor 97%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Remington Ranch Rd Mansfield, TX	3.0	2.0	1524	$2,350	$1.54	11d	1	0.25mi
609 Kings Way Dr Unit A Mansfield, TX	3.0	2.0	1064	$1,800	$1.69	43d	1	0.95mi
906 Fort Worth St Mansfield, TX	3.0	2.0	1383	$2,051	$1.48	7d	1	0.99mi
627 McKown Dr Mansfield, TX	3.0	2.0	1377	$2,000	$1.45	24d	1	1.02mi
800 Fort Worth St Mansfield, TX	3.0	2.0	1383	$1,875	$1.36	43d	1	1.03mi
608 Hillcrest St Mansfield, TX	3.0	2.0	1282	$1,800	$1.40	2d	1	1.09mi
307 Kings Way Dr Mansfield, TX	3.0	2.0	1220	$1,790	$1.47	24d	1	1.11mi
303 Kings Way Dr Unit B Mansfield, TX	2.0	2.0	1064	$2,200	$2.07	1d	1	1.13mi
2000 Nahvi Rd Mansfield, TX	2.0	1.0–2.0	922	$2,679	$2.91	1d	18	1.14mi
649 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1441	$2,075	$1.44	1d	1	1.28mi
305 Live Oak Dr Mansfield, TX	4.0	2.0	1320	$2,000	$1.52	43d	1	1.33mi
313 Hillcrest St Mansfield, TX	4.0	1.5	1600	$3,000	$1.88	43d	1	1.34mi
309 Hillcrest St Mansfield, TX	3.0	2.0	1300	$1,950	$1.50	43d	1	1.35mi
625 Hollyberry Dr Mansfield, TX	3.0	2.0	1303	$2,150	$1.65	18d	1	1.40mi
621 Hollyberry Dr Mansfield, TX	3.0	2.0	1152	$2,180	$1.89	3d	1	1.42mi
15 Foster Ct Mansfield, TX	2.0	2.0	950	$1,400	$1.47	24d	1	1.42mi
609 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1796	$2,195	$1.22	12d	1	1.42mi
606 Plainview Dr Mansfield, TX	2.0	2.0	1246	$1,881	$1.51	12d	1	1.44mi

HOA detail

• Monthly dues: $327 · $3,924/yr

Listing history 8 events

1. 2026-06-03
   status $240,000 Pending 27 DOM
2. 2026-06-02
   days on market $240,000 Active Option Contract 27 DOM
3. 2026-06-01
   days on market $240,000 Active Option Contract 26 DOM
4. 2026-05-31
   days on market $240,000 Active Option Contract 25 DOM
5. 2026-05-14
   historical Active Option Contract 701-char remark
6. 2026-05-06
   listed $240,000 Active 701-char remark
7. 2018-05-15
   soldstatus
8. 2017-04-17
   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: $692 · $58/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$3,700/yr (+$308/mo · 534.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 19% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $25,671
• − Mortgage interest: −$13,444
• − Property taxes: −$692
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − HOA: −$3,924
• − Depreciation: −$6,982
• Taxable loss: −$4,678
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $484/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 — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Tarrant County · 2,033,669 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 82,625
• Household income: $118,946
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 2081.0

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 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% 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: ▼ -108.63%
• Current HPI: 259.1952
• Rent YoY: ▼ -1.18%
• 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

5 events — show timeline

• 2026-06-03 Pending — NTREIS
• 2026-05-14 Contingent — NTREIS
• 2026-05-06 Listed $240,000 NTREIS
• 2018-05-15 Sold (Public Records) — Public Records
• 2017-04-17 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $692 · -17.8% YoY. Source: county tax records.