5708 Hanson Dr · Watauga, TX 76148

$230,000

3 bd · 2.0 ba · 1,207 sqft · SingleFamily public records · 19 Days on market

Built 1965 6,508 sqft lot Est $246k · 7% under

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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).

• Cash flow +14.6/30.0
• ARV discount +10.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience 5708 Hanson Dr, a residence recently enhanced by fresh exterior paint and fresh interior paint throughout. New flooring has been installed throughout the home, providing a cohesive and updated appearance. The kitchen is completely outfitted with all stainless steel appliances. Outside, a welcoming covered patio extends to a well-maintained fenced in backyard, completing the functional outdoor space. This updated home with outdoor appeal is truly move-in ready. Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

Key facts

• New flooring
• Fenced in backyard
• Covered patio

Tags

• FRESH EXTERIOR PAINT
• FRESH INTERIOR PAINT
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• FENCED IN BACKYARD

Property features AI

Finance

• Other: Listing is For Sale (standard listing); Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional and VA financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Attached garage with 1 garage space; 1 covered parking space
• Security: Security system excluded from sale
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1965; Slab foundation
• Construction: Preowned condition
• Exterior features: Back yard fencing

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: One-level home; One living area; One dining area; Ceiling fan(s)
• Laundry & utility: Other utilities/appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $55 ($665/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 $210k (8.5% below list).
• Recommended offer: $210k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in Watauga — 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 76/100 on livability (#105 in TX, #3,500 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Watauga El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 715 students, 80% FRL); Watauga Middle (math 32% / reading 36%, grade F, #892 of 1,662 statewide, top 55%, 608 students, 71% FRL); Haltom H S (math 37% / reading 48%, grade F, #721 of 1,632 statewide, top 45%, 2,785 students, 72% FRL) — zoned schools average 74% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 132 active listings in the ZIP; 40 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; 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 19 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,348 (8.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $246,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5709 Shipp Dr	0.13mi	3/1.5	1,334 (+10%)	3mo	$240,000	$180	72
5713 Saramac Dr	0.21mi	3/2.0	1,331 (+10%)	3mo	$269,900	$203	70
5713 Emerson Dr	0.08mi	3/1.5	1,047 (-13%)	4mo	$229,000	$219	69
5808 Hanson Dr	0.17mi	3/2.0	1,382 (+14%)	2mo	$269,000	$195	66
6104 Saramac Dr	0.46mi	3/2.0	1,134 (-6%)	3mo	$249,900	$220	66
6408 Greenfield Ct	0.57mi	3/2.0	1,264 (+5%)	2mo	$277,000	$219	64
5832 Rosalyn Dr	0.27mi	3/2.0	1,372 (+14%)	2mo	$274,499	$200	63
5917 Whispering Ln	0.72mi	3/2.0	1,194 (-1%)	2mo	$269,000	$225	62
6116 Mackneal Trl	0.65mi	3/2.0	1,260 (+4%)	1mo	$250,000	$198	61
6009 Deborah Ln	0.68mi	3/2.0	1,150 (-5%)	2mo	$234,900	$204	59
6501 Levitt Dr	0.65mi	3/2.0	1,270 (+5%)	3mo	$257,000	$202	58
6204 Brookside Dr	0.71mi	3/2.0	1,099 (-9%)	2mo	$245,000	$223	51

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-30,823
• Equity at exit: $34,294

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-10,003
• Equity at exit: $19,886

Cash invested: $64,400 (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 76148

• Home prices YoY: -17.1%
• Rents YoY: 4.3%
• Active inventory: 132
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$304 /mo · $3,652/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $55

Break-even live

Break-even rent $2,033

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $121	+0% $55	+5% $-10	+10% $-75
Rent	-10% $-111	-5% $-28	+0% $55	+5% $139	+10% $222
Rate	-1.0pp $171	-0.5pp $114	base $55	+0.5pp $-4	+1.0pp $-65

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6075 Lalagray Ln Watauga, TX	3.0	2.0	1202	$1,895	$1.58	5d	1	0.15mi
5929 Gayle Dr Watauga, TX	3.0	2.0	1466	$1,995	$1.36	19d	1	0.19mi
5705 Saramac Dr Watauga, TX	3.0	2.0	1224	$2,195	$1.79	45d	1	0.19mi
5752 Shipp Dr Watauga, TX	4.0	2.0	1444	$2,300	$1.59	1d	1	0.21mi
5809 Lance Ct Haltom City, TX	4.0	2.0	1359	$1,950	$1.43	1d	1	0.24mi
5809 Haney Dr Watauga, TX	3.0	2.0	1421	$1,875	$1.32	26d	1	0.29mi
5621 Macdougall Dr Haltom City, TX	3.0	2.0	1359	$1,965	$1.45	26d	1	0.44mi
5620 Oregon Trail Ct Haltom City, TX	3.0	2.0	1190	$1,839	$1.55	18d	1	0.52mi
5604 Macgregor Dr Haltom City, TX	3.0	2.0	1348	$1,900	$1.41	45d	1	0.54mi
5824 Storm Dr Watauga, TX	3.0	2.0	1148	$1,850	$1.61	20d	1	0.57mi
5544 Dunson Dr Haltom City, TX	3.0	2.0	1187	$1,950	$1.64	45d	1	0.58mi
6225 Stardust Dr S Watauga, TX	3.0	2.0	1120	$1,950	$1.74	45d	1	0.69mi
6269 Stardust Dr S Watauga, TX	3.0	2.0	1334	$1,975	$1.48	45d	1	0.81mi
4704 Aspen Way Haltom City, TX	3.0	2.0	1379	$2,025	$1.47	9d	1	0.82mi
6009 Marigold Dr Watauga, TX	3.0	2.0	1180	$2,091	$1.77	14d	1	0.84mi
4617 Aspen Way Haltom City, TX	3.0	2.0	1208	$1,850	$1.53	9d	1	0.88mi
4617 Aspen Way Haltom City, TX	3.0	2.0	1208	$1,850	$1.53	7d	1	0.88mi
6401 Melinda Ct Watauga, TX	3.0	2.0	1236	$1,875	$1.52	45d	1	0.88mi
6100 Browning Dr North Richland Hills, TX	1.0–2.0	1.0–2.0	957	$1,759	$1.84	0d	26	0.90mi
6301 Sunnybrook Dr Fort Worth, TX	3.0	2.0	1278	$1,795	$1.40	26d	1	0.90mi
6413 Melinda Ct Watauga, TX	3.0	2.0	1182	$1,995	$1.69	26d	1	0.92mi
6309 Iron Horse Blvd North Richland Hills, TX	2.0	1.0–2.0	912	$2,179	$2.39	3d	29	1.04mi
6528 Bernadine Dr Watauga, TX	3.0	2.0	1153	$2,061	$1.79	1d	1	1.04mi
6029 Dustin Dr Watauga, TX	3.0	2.0	1322	$1,865	$1.41	45d	1	1.07mi
6589 Old Mill Cir Watauga, TX	3.0	2.0	1234	$2,061	$1.67	9d	1	1.11mi
6490 Iron Horse Blvd Unit 6527 North Richland Hills, TX	2.0	2.0	1033	$1,854	$1.79	0d	1	1.12mi
6490 Iron Horse Blvd Unit 6523 North Richland Hills, TX	3.0	2.0	1298	$2,354	$1.81	0d	1	1.12mi
6701 Windwillow Dr Fort Worth, TX	3.0	2.0	1007	$1,695	$1.68	26d	1	1.13mi
6701 Windwillow Dr Fort Worth, TX	3.0	2.0	1007	$1,695	$1.68	20d	1	1.13mi
6713 Windwillow Dr Fort Worth, TX	2.0	1.0	1009	$1,850	$1.83	13d	1	1.14mi
5400 Haltom Rd Haltom City, TX	1.0–3.0	1.0–2.0	1095	$3,097	$2.83	1d	71	1.16mi
6424 Iron Horse Blvd North Richland Hills, TX	2.0	2.0	884	$1,567	$1.77	14d	1	1.17mi
6424 Iron Horse Blvd Unit 6481 North Richland Hills, TX	2.0	2.0	884	$1,332	$1.51	0d	1	1.17mi
6017 Hillcrest Dr Watauga, TX	3.0	2.0	1314	$1,950	$1.48	9d	1	1.17mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	16d	1	1.25mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	24d	1	1.25mi
6617 Nola Dr Watauga, TX	3.0	2.0	1395	$2,095	$1.50	26d	1	1.26mi
4740 Western Center Blvd Haltom City, TX	2.0	2.0	1102	$1,355	$1.23	45d	1	1.32mi
6841 Black Wing Dr Fort Worth, TX	3.0	2.0	1367	$1,970	$1.44	18d	1	1.35mi
6250 Rosewood Dr North Richland Hills, TX	1.0–4.0	1.0–3.0	1338	$2,203	$1.65	0d	17	1.42mi

Listing history 13 events

1. 2026-06-17
   status $230,000 Pending 19 DOM
2. 2026-06-17
   days on market $230,000 Active Option Contract 19 DOM
3. 2026-06-16
   days on market $230,000 Active Option Contract 18 DOM
4. 2026-06-15
   days on market $230,000 Active Option Contract 17 DOM
5. 2026-06-13
   days on market $230,000 Active Option Contract 15 DOM
6. 2026-06-09
   days on market $230,000 Active Option Contract 11 DOM
7. 2026-06-08
   days on market $230,000 Active Option Contract 10 DOM
8. 2026-06-07
   days on market $230,000 Active Option Contract 9 DOM
9. 2026-06-04
   statusdays on market $230,000 Active Option Contract 6 DOM
10. 2026-06-03
    days on market $230,000 Active 5 DOM
11. 2026-06-02
    days on market $230,000 Active 4 DOM
12. 2026-06-01
    days on market $230,000 Active 3 DOM
13. 2026-05-31
    days on market $230,000 Active 2 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: $3,652 · $304/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$557/yr (+$46/mo · 15.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,242
• − Mortgage interest: −$12,884
• − Property taxes: −$3,652
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$6,691
• Taxable loss: −$3,173
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $1,427/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: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 of 826 in TX

Livability — Watauga

• Score: 76/100
• State rank: #105
• US rank: #3500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watauga, TX
• County: Tarrant County · 2,033,669 people
• City population: 23,367
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,367
• Household income: $89,840
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 373.0

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 29% Two or more races 16% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% 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: ▼ -64.11%
• Current HPI: 310.2504
• Rent YoY: ▲ 4.34%
• 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 events — show timeline

• 2026-05-29 Listed $230,000 NTREIS
• 2026-04-16 Sold (Public Records) — Public Records
• 2001-07-03 Sold (Public Records) — Public Records
• 1983-02-25 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,652 · +5.5% YoY. Source: county tax records.