108 Varsity Cir · Arlington, TX 76013

$175,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 5 Days on market

Built 1951 0.31 ac lot Est $261k · 33% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman or investor special in central Arlington on a generous . 306 acre lot with huge shade trees, original hardwood flooring and tons of potential within walking distance to the University of Texas-Arlington!!! Cash or Conventional offers ONLY & expect multiple offers - HOME BEING SOLD AS IS-NO REPAIRS.

Key facts

• Generous lot
• 0.31 acre lot
• Parking

Tags

• GENEROUS LOT
• ORIGINAL HARDWOOD FLOORING

Property features AI

Finance

• Other: Parcel number: 00570605; Subdivision: College Hills Arlington
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No HOA (Association type: None)

Exterior

• Parking: Attached carport; 1 carport space (covered)
• Utilities: City sewer; City water; Electricity available; Natural gas available
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Built in 1951; Pillar/post/pier foundation
• Exterior features: Large backyard with grass; Many trees; Accessible approach with ramp

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Cable TV available; 6 total rooms; Two living areas; One dining area; Single-level (One)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $55 ($663/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 6.7% vs local median 3.6% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Swift El (math 16% / reading 20%, grade F, #3,785 of 4,322 statewide, top 88%, 552 students, 82% FRL); Bailey J H (math 26% / reading 40%, grade F, #930 of 1,662 statewide, top 57%, 762 students, 66% FRL); Arlington H S (math 24% / reading 48%, grade F, #930 of 1,632 statewide, top 57%, 2,538 students, 67% FRL).
• Market conditions: Rents soft (-0.1%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 30% of the median local income ($70k/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 $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $260,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Varsity Cir	0.00mi	2/1.0 (-1)	1,310 (0%)	0mo	$175,000	$134	95
203 Sunset Ct	0.59mi	3/2.0	1,350 (+3%)	0mo	$295,000	$219	63
1307 Paxton Ave	0.21mi	3/2.0	1,450 (+11%)	13mo	$350,000	$241	58
1205 Marshalldale Dr	0.72mi	4/1.0 (+1)	1,364 (+4%)	2mo	$239,000	$175	53
1202 Marydale Dr	0.72mi	3/2.0	1,335 (+2%)	15mo	$253,000	$190	47
1511 Elizabeth St	0.60mi	3/2.0	1,437 (+10%)	9mo	$350,000	$244	45
1127 W Inwood Dr	0.71mi	3/1.5	1,232 (-6%)	14mo	$245,000	$199	43
1517 Larkspur Dr	0.74mi	3/2.0	1,384 (+6%)	13mo	$200,000	$145	41
1210 Britt Dr	0.61mi	4/2.0 (+1)	1,446 (+10%)	12mo	$275,000	$190	35
1717 W 2nd St	0.74mi	3/2.0	1,473 (+12%)	7mo	$300,000	$204	34
1512 Larkspur Dr	0.74mi	3/2.0	1,469 (+12%)	9mo	$285,000	$194	34
1215 Marydale Dr	0.65mi	3/1.0	1,122 (-14%)	19mo	$230,000	$205	30

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-29,958
• Equity at exit: $26,093

10-year hold

• IRR: -18.4%
• Equity multiple: 0.16×
• Total profit: $-41,321
• Equity at exit: $15,131

Cash invested: $49,000 (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 76013

• Rents YoY: -0.1%
• Active inventory: 148
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$918
• Tax from tax record: −$366 /mo · $4,395/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $55

Break-even live

Break-even rent $1,718

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $105	+0% $55	+5% $6	+10% $-44
Rent	-10% $-86	-5% $-15	+0% $55	+5% $126	+10% $196
Rate	-1.0pp $143	-0.5pp $100	base $55	+0.5pp $10	+1.0pp $-36

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 W Mitchell St Arlington, TX	1.0–2.0	1.0–1.5	865	$1,250	$1.45	0d	22	0.13mi
1119 W Park Row Dr Arlington, TX	2.0	1.0	1243	$1,649	$1.33	5d	1	0.38mi
710 Benge Dr Unit 712-G Arlington, TX	2.0	2.5	1308	$2,100	$1.61	26d	1	0.42mi
710 Benge Dr Unit 712-D Arlington, TX	2.0	2.5	1280	$1,975	$1.54	26d	1	0.42mi
710 Benge Dr Arlington, TX	2.0	3.0	1280	$2,100	$1.64	45d	1	0.42mi
710 Benge Dr Unit 712-C Arlington, TX	2.0	2.5	1280	$1,975	$1.54	24d	1	0.42mi
710 Benge Dr Unit C Arlington, TX	2.0	2.5	1280	$1,975	$1.54	45d	1	0.42mi
710 Benge Dr Unit 710-E Arlington, TX	2.0	2.5	1308	$2,100	$1.61	45d	1	0.42mi
412 Summit Ave Arlington, TX	1.0–2.0	1.0–1.5	962	$1,250	$1.30	0d	8	0.43mi
412 Summit Ave Arlington, TX	1.0–2.0	1.0	830	$1,375	$1.66	45d	4	0.43mi
1121 Uta Blvd Arlington, TX	2.0–4.0	2.0–4.0	1185	$820	$0.69	0d	76	0.52mi
600 Grand Ave Unit 112 Arlington, TX	2.0	1.0	1100	$1,275	$1.16	45d	1	0.60mi
600 Grand Ave Unit 112 Arlington, TX	2.0	1.0	1100	$1,275	$1.16	3d	1	0.60mi
600 Grand Ave #107 Arlington, TX	2.0	1.0	1108	$1,275	$1.15	15d	1	0.60mi
1409 College St Arlington, TX	3.0	1.0	1008	$1,485	$1.47	45d	1	0.67mi
129 Garden Ct E Arlington, TX	3.0	2.5	1558	$2,500	$1.60	15d	1	0.75mi
308 College St Unit B Arlington, TX	2.0	1.0	912	$1,349	$1.48	45d	1	0.75mi
1808 Donna St Arlington, TX	3.0	1.0	1277	$2,800	$2.19	26d	1	0.78mi
420 W Park Row Dr Arlington, TX	3.0	1.0–2.0	759	$1,665	$2.19	3d	50	0.80mi
376 Westview Ter Arlington, TX	3.0	2.5	1518	$2,000	$1.32	45d	1	0.82mi
1600 Jones Dr Arlington, TX	1.0–2.0	1.0–2.0	840	$1,275	$1.52	45d	10	0.88mi
509 Baylor Dr Arlington, TX	3.0	2.0	1390	$1,995	$1.44	45d	1	0.89mi
1727 Westview Ter Arlington, TX	1.0–2.0	1.5	859	$1,746	$2.03	0d	9	0.89mi
915 W Lovers Ln Arlington, TX	4.0	2.0	1860	$2,195	$1.18	45d	1	0.90mi
903 Love Wood Ln Arlington, TX	3.0	2.0	1461	$2,000	$1.37	45d	1	0.91mi
426 Westview Ter Arlington, TX	3.0	2.5	1872	$2,100	$1.12	4d	1	0.92mi
424 Westview Ter Arlington, TX	3.0	2.5	1728	$2,150	$1.24	13d	1	0.92mi
1905 S Cooper St Arlington, TX	3.0	2.5	968	$1,700	$1.76	9d	1	0.95mi
1413 W Tucker Blvd Arlington, TX	4.0	2.0	1679	$2,070	$1.23	45d	1	0.96mi
1700 Justin Lyn St Arlington, TX	2.0	1.0	1650	$1,300	$0.79	45d	1	0.97mi
510 Magnolia St Arlington, TX	3.0	2.0	1170	$1,850	$1.58	45d	1	1.04mi
307 Rose St Unit 307-D Arlington, TX	2.0	1.0	880	$1,095	$1.24	16d	1	1.05mi
307 Rose St Unit 311-C Arlington, TX	2.0	1.0	880	$1,095	$1.24	45d	1	1.05mi
313 Rose St Unit 317-B Arlington, TX	2.0	1.0	880	$1,095	$1.24	16d	1	1.08mi
812 Cooper Square Cir Arlington, TX	1.0–3.0	1.0–2.0	1046	$1,750	$1.67	0d	30	1.08mi
1905 Brookview Dr Arlington, TX	3.0	2.0	1011	$1,880	$1.86	21d	1	1.08mi
320 E 4th St Unit 204 Arlington, TX	2.0	2.0	989	$1,149	$1.16	45d	1	1.10mi
101 S Center St Unit 533 Arlington, TX	2.0	2.0	1104	$3,001	$2.72	22d	1	1.11mi
101 S Center St Arlington, TX	2.0	2.0	1012	$2,947	$2.91	22d	15	1.11mi
101 S Center St Unit 447 Arlington, TX	2.0	2.0	1104	$2,967	$2.69	5d	1	1.11mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $175,000 Pending 5 DOM
2. 2026-06-04
   days on market $175,000 Active 4 DOM
3. 2026-06-03
   days on market $175,000 Active 3 DOM
4. 2026-06-02
   days on market $175,000 Active 2 DOM
5. 2026-06-01
   remarks 310-char remark
6. 2026-06-01
   listed $175,000 Active 1 DOM

ⓘ 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: $4,395 · $366/mo
• Projected year-2 tax: $4,395 · $366/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $21,450
• − Mortgage interest: −$9,803
• − Property taxes: −$4,395
• − Insurance: −$875
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$5,091
• Taxable loss: −$2,145
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,178/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 35,715
• Household income: $70,471
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1683.0

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 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 14% Two or more races 11% Asian 10%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 5% Other Asian/Pacific 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: ▼ -256.90%
• Current HPI: 257.252
• Rent YoY: ▼ -0.08%
• 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

2 events — show timeline

• 2026-05-31 Listed $175,000 NTREIS
• 1991-12-13 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,395 · +10.0% YoY. Source: county tax records.