317 Billingslea Dr · Mansfield, TX 76063

$219,990

2 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 36 Days on market

Built 1985 0.26 ac lot $166/sqft · 27% below area Est $302k · 27% under ↓ 15% since listing

---

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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional opportunity in one of Mansfield’s most desirable locations, just steps from downtown Mansfield and next to Meehan’s Chophouse. Situated on a spacious . 26-acre lot, this 2-bedroom, 1-bath home offers 1,328 square feet and endless possibilities for someone with vision and creativity. Tucked into an established neighborhood with mature trees and charming surroundings, this property is full of potential to renovate, expand, restore, reimagine, or create a long-term investment in a highly sought-after area. The oversized lot provides ample outdoor space for entertaining, gardening, future additions, or designing the backyard retreat you’ve always wanted. Whether yo

Key facts

• Historic downtown
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• OUTDOOR SPACE
• WALKABILITY TO LOCAL DINING
• HISTORIC DOWNTOWN

Property features AI

Finance

• Other: Property type: Single Family Residence; Parcel number: 01167588; County: Tarrant; Country: United States
• Financial info: Listing terms allow Cash and Conventional offers; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Security: No specific security features provided
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1985; One story
• Construction: Year built: 1985
• Exterior features: Lot under 0.5 acre (approximately 0.262 acres); Subdivision: Hamman Terrace Add; Directions: Head towards W Broad St and make a left onto Billingslea Dr.

Interior

• Kitchen: Gas oven
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Electric and propane heating
• Interior features: One-level layout; Living and dining areas; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (3.4% below list).
• Recommended offer: $213k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Alice Ponder El (math 35% / reading 38%, grade F, #1,883 of 4,322 statewide, top 44%, 622 students, 70% FRL) — zoned schools average 70% FRL vs 35% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Mansfield ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 715 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 36 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,537 (3.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $302,163
• List price: $219,990
• Delta: -27.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Billingslea Dr	0.04mi	3/2.0 (+1)	1,271 (-4%)	14mo	$310,000	$244	70
240 Cotton Dr	0.16mi	3/2.0 (+1)	1,296 (-2%)	22mo	$295,000	$228	62

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-34,200
• Equity at exit: $32,801

10-year hold

• IRR: -14.4%
• Equity multiple: 0.29×
• Total profit: $-43,812
• Equity at exit: $19,021

Cash invested: $61,597 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 715
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$314 /mo · $3,769/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $120

Break-even live

Break-even rent $1,974

Max offer price $219,990

Occupancy floor 89%

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 W Kimball St Unit 1 Mansfield, TX	3.0	2.5	1723	$2,495	$1.45	7d	1	0.64mi
506 W Kimball St Unit 2 Mansfield, TX	3.0	2.5	1526	$2,395	$1.57	43d	1	0.65mi
506 W Kimball St Unit 1 Mansfield, TX	3.0	2.5	1526	$2,295	$1.50	24d	1	0.65mi
502 W Kimball St Unit 2 Mansfield, TX	3.0	2.5	1513	$2,295	$1.52	24d	1	0.67mi
715 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1022	$1,944	$1.90	1d	18	1.06mi
751 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1032	$2,002	$1.94	1d	19	1.09mi
311 Stell Ave Mansfield, TX	3.0	2.0	1484	$2,190	$1.48	12d	1	1.16mi
500 E Kimball St Unit 1 Mansfield, TX	3.0	2.5	1527	$2,295	$1.50	7d	1	1.18mi
606 Plainview Dr Mansfield, TX	2.0	2.0	1246	$1,881	$1.51	12d	1	1.36mi
609 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1796	$2,195	$1.22	12d	1	1.37mi
621 Hollyberry Dr Mansfield, TX	3.0	2.0	1152	$2,180	$1.89	3d	1	1.38mi
625 Hollyberry Dr Mansfield, TX	3.0	2.0	1303	$2,150	$1.65	18d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $219,990 Active 36 DOM
2. 2026-06-17
   days on market $219,990 Active 35 DOM
3. 2026-06-16
   days on market $219,990 Active 34 DOM
4. 2026-06-15
   days on market $219,990 Active 33 DOM
5. 2026-06-13
   days on market $219,990 Active 31 DOM
6. 2026-06-13
   pricedays on market $219,990 Active 30 DOM
7. 2026-06-09
   days on market $260,000 Active 27 DOM
8. 2026-06-08
   days on market $260,000 Active 26 DOM
9. 2026-06-07
   days on market $260,000 Active 25 DOM
10. 2026-06-04
    days on market $260,000 Active 22 DOM
11. 2026-06-03
    days on market $260,000 Active 21 DOM
12. 2026-06-02
    days on market $260,000 Active 20 DOM
13. 2026-06-01
    days on market $260,000 Active 19 DOM
14. 2026-05-31
    days on market $260,000 Active 18 DOM
15. 2026-05-09
    listed $260,000 Active 1096-char remark
16. 1986-01-16
    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: $3,769 · $314/mo
• Projected year-2 tax: $4,026 · $335/mo
• Expected delta: +$257/yr (+$21/mo · 6.8%)

ⓘ 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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,504
• − Mortgage interest: −$12,323
• − Property taxes: −$3,769
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$6,400
• Taxable loss: −$2,168
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $1,956/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

-15.4% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $219,990 NTREIS
• 2026-05-09 Listed $260,000 NTREIS
• 1986-01-16 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,769 · +8.8% YoY. Source: county tax records.