1020 Rosebud Dr · Azle, TX 76020

$210,000

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 32 Days on market

Built 1982 7,764 sqft lot $181/sqft · 16% below area Est $249k · 16% under ↓ 5% since listing

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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 +14.6/15.0
• Cash flow +7.8/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to charm, convenience, and opportunity in the heart of Azle! This cute brick home is perfectly situated near shopping, schools, restaurants, and beautiful Eagle Mountain Lake—plus just a quick 30-minute drive to all the dining, entertainment, and attractions of Fort Worth. Home has a nice-sized, shady lot, with a peaceful fenced backyard—perfect for pets, play, or relaxing evenings. The one-car garage and oversized utility room offer practical functionality. Inside, the home features a warm and cozy layout with a cute breakfast bar and a bright living area. The owner has already completed some modern updates to the kitchen and main living space, giving the home a fresh and airy feel. The bedrooms offer a great opportunity to add your personal touch and finish out a few remaining projects to truly make it your own. Whether you’re a first-time buyer, investor, or someone looking for a home with character and potential, this one is full of possibilities. Come see it today and imagine the finishing touches that will turn this house into your perfect home!

Key facts

• 7,764 sq ft lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.1% below list).
• Recommended offer: $169k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.1% in Azle — 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 (#267 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D+, amenities F, commute F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cross Timbers El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 543 students, 59% FRL); Santo Forte J H (math 28% / reading 41%, grade F, #858 of 1,662 statewide, top 54%, 514 students, 55% FRL); Azle H S (math 41% / reading 50%, grade D-, #634 of 1,632 statewide, top 39%, 2,054 students, 44% FRL).
• Market conditions: Rents rising (+2.3%/yr); 594 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

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.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,552 (19.7% 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 32 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 10.3

CMA / ARV

• ARV (median comp): $249,057
• List price: $210,000
• Delta: -15.68%
• 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
1020 Rosebud Dr	0.00mi	3/2.0	1,160 (0%)	1mo	$210,000	$181	99
709 Blue Meadow Dr	0.20mi	3/2.0	1,213 (+5%)	2mo	$257,900	$213	82
840 Red Oak Ct	0.27mi	3/2.5	1,155 (-0%)	13mo	$240,000	$208	74
820 Vickie Dr	0.28mi	3/2.0	1,210 (+4%)	10mo	$270,000	$223	71
816 Red Oak Ct	0.31mi	3/2.0	1,094 (-6%)	10mo	$210,000	$192	68
708 Vickie Dr	0.45mi	3/1.0	1,235 (+6%)	2mo	$260,000	$211	62
928 Rosebud Dr	0.13mi	3/2.0	1,320 (+14%)	11mo	$274,900	$208	62
129 Westline Rd	0.65mi	3/1.0	1,180 (+2%)	13mo	$240,000	$203	52
716 Vickie Dr	0.42mi	3/2.0	1,315 (+13%)	12mo	$265,000	$202	48
736 Lake Crest Pkwy	0.70mi	3/2.0	1,233 (+6%)	12mo	$179,000	$145	46
116 Westline Rd	0.67mi	2/1.0 (-1)	1,056 (-9%)	2mo	$130,000	$123	43
129 Lakewood Dr	0.60mi	3/1.0	1,288 (+11%)	10mo	$199,000	$155	42

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.15×
• Total profit: $-50,041
• Equity at exit: $31,312

10-year hold

• IRR: -23.5%
• Equity multiple: -0.14×
• Total profit: $-67,141
• Equity at exit: $18,157

Cash invested: $58,800 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 594
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$388 /mo · $4,661/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-235

Break-even live

Break-even rent $1,996

Max offer price $168,552

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-175	+0% $-235	+5% $-294	+10% $-354
Rent	-10% $-369	-5% $-302	+0% $-235	+5% $-167	+10% $-100
Rate	-1.0pp $-129	-0.5pp $-181	base $-235	+0.5pp $-289	+1.0pp $-344

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Red Bud Dr Azle, TX	3.0	1.0	1378	$1,750	$1.27	0d	1	0.22mi
1021 Timberoaks Dr Azle, TX	1.0–2.0	1.0–1.5	792	$1,250	$1.58	0d	16	0.49mi
525 Commerce St Azle, TX	1.0–3.0	1.0–2.0	852	$1,405	$1.65	0d	1	0.53mi
745 Timberoaks Dr Azle, TX	3.0	2.0	1304	$1,865	$1.43	5d	1	0.67mi
424 Lochridge Dr Unit 424 Azle, TX	3.0	2.0	1182	$1,575	$1.33	14d	1	0.72mi
527 W Main St Apt 40 Azle, TX	2.0	1.0	1080	$1,250	$1.16	45d	1	0.94mi
519 W Main St Azle, TX	2.0	1.0	721	$1,150	$1.60	0d	1	0.97mi
515 W Main St Azle, TX	2.0	1.0	1080	$1,250	$1.16	45d	1	0.98mi
700 Stribling Cir Azle, TX	3.0	2.0	1311	$1,659	$1.27	18d	1	1.17mi
1032 Greg St Azle, TX	2.0	2.0	1200	$1,695	$1.41	20d	1	1.21mi
1408 Arvel Cir Apt B Azle, TX	3.0	1.5	1200	$1,410	$1.18	0d	1	1.32mi
405 Oakwood St Azle, TX	3.0	2.0	1456	$1,935	$1.33	19d	1	1.35mi
405 Oakwood St Azle, TX	3.0	2.0	1456	$1,935	$1.33	22d	1	1.35mi
1401 Arvel Cir Azle, TX	3.0	1.0	1140	$1,550	$1.36	45d	1	1.38mi

Listing history 6 events

1. 2026-05-10
   status Pending 1101-char remark

   Show marketing remark (1101 chars)

   Welcome home to charm, convenience, and opportunity in the heart of Azle! This cute brick home is perfectly situated near shopping, schools, restaurants, and beautiful Eagle Mountain Lake—plus just a quick 30-minute drive to all the dining, entertainment, and attractions of Fort Worth. Home has a nice-sized, shady lot, with a peaceful fenced backyard—perfect for pets, play, or relaxing evenings. The one-car garage and oversized utility room offer practical functionality. Inside, the home features a warm and cozy layout with a cute breakfast bar and a bright living area. The owner has already completed some modern updates to the kitchen and main living space, giving the home a fresh and airy feel. The bedrooms offer a great opportunity to add your personal touch and finish out a few remaining projects to truly make it your own. Whether you’re a first-time buyer, investor, or someone looking for a home with character and potential, this one is full of possibilities. Come see it today and imagine the finishing touches that will turn this house into your perfect home!

2. 2026-05-02
   historical Active Option Contract 1101-char remark

   Show marketing remark (1101 chars)

   Welcome home to charm, convenience, and opportunity in the heart of Azle! This cute brick home is perfectly situated near shopping, schools, restaurants, and beautiful Eagle Mountain Lake—plus just a quick 30-minute drive to all the dining, entertainment, and attractions of Fort Worth. Home has a nice-sized, shady lot, with a peaceful fenced backyard—perfect for pets, play, or relaxing evenings. The one-car garage and oversized utility room offer practical functionality. Inside, the home features a warm and cozy layout with a cute breakfast bar and a bright living area. The owner has already completed some modern updates to the kitchen and main living space, giving the home a fresh and airy feel. The bedrooms offer a great opportunity to add your personal touch and finish out a few remaining projects to truly make it your own. Whether you’re a first-time buyer, investor, or someone looking for a home with character and potential, this one is full of possibilities. Come see it today and imagine the finishing touches that will turn this house into your perfect home!

3. 2026-04-21
   price $210,000 1101-char remark

   Show marketing remark (1101 chars)

   Welcome home to charm, convenience, and opportunity in the heart of Azle! This cute brick home is perfectly situated near shopping, schools, restaurants, and beautiful Eagle Mountain Lake—plus just a quick 30-minute drive to all the dining, entertainment, and attractions of Fort Worth. Home has a nice-sized, shady lot, with a peaceful fenced backyard—perfect for pets, play, or relaxing evenings. The one-car garage and oversized utility room offer practical functionality. Inside, the home features a warm and cozy layout with a cute breakfast bar and a bright living area. The owner has already completed some modern updates to the kitchen and main living space, giving the home a fresh and airy feel. The bedrooms offer a great opportunity to add your personal touch and finish out a few remaining projects to truly make it your own. Whether you’re a first-time buyer, investor, or someone looking for a home with character and potential, this one is full of possibilities. Come see it today and imagine the finishing touches that will turn this house into your perfect home!

4. 2026-04-07
   listed $220,000 Active 1101-char remark

   Show marketing remark (1101 chars)

   Welcome home to charm, convenience, and opportunity in the heart of Azle! This cute brick home is perfectly situated near shopping, schools, restaurants, and beautiful Eagle Mountain Lake—plus just a quick 30-minute drive to all the dining, entertainment, and attractions of Fort Worth. Home has a nice-sized, shady lot, with a peaceful fenced backyard—perfect for pets, play, or relaxing evenings. The one-car garage and oversized utility room offer practical functionality. Inside, the home features a warm and cozy layout with a cute breakfast bar and a bright living area. The owner has already completed some modern updates to the kitchen and main living space, giving the home a fresh and airy feel. The bedrooms offer a great opportunity to add your personal touch and finish out a few remaining projects to truly make it your own. Whether you’re a first-time buyer, investor, or someone looking for a home with character and potential, this one is full of possibilities. Come see it today and imagine the finishing touches that will turn this house into your perfect home!

5. 2021-06-28
   soldstatus
6. 1980-04-25
   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: $4,661 · $388/mo
• Projected year-2 tax: $4,661 · $388/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,393
• − Mortgage interest: −$11,763
• − Property taxes: −$4,661
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$6,109
• Taxable loss: −$6,453
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $-1,267/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Azle

• Score: 72/100
• State rank: #267
• US rank: #6239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azle, TX
• County: Parker County · 144,797 people
• City population: 34,602
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

-4.5% since first listed

6 events — show timeline

• 2026-05-10 Pending — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-04-21 Price Changed $210,000 NTREIS
• 2026-04-07 Listed $220,000 NTREIS
• 2021-06-28 Sold (Public Records) — Public Records
• 1980-04-25 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,661 · +8.9% YoY. Source: county tax records.