2433 Limestone Dr · Arlington, TX 76014

$180,000

2 bd · 2.0 ba · 1,210 sqft · Townhouse public records · 123 Days on market

Built 1982 3,267 sqft lot $149/sqft · 5% below area Est $190k · 5% 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 +12.8/30.0
• ARV discount +9.8/15.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HALF DUPLEX. Great location for income producing property or to live near the action on SH 360. Brand new roof . A couple of minutes to I-20 and all the access it gives. We have 2 bedrooms 2 baths and it is currently producing $1660 per month and the tenants are month to month.

Key facts

• Access to i-20
• 3,267 sq ft lot
• 2 parking spots

Tags

• INCOME PRODUCING PROPERTY
• ACCESS TO I-20

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (8.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Atherton El (math 22% / reading 25%, grade F, #3,247 of 4,322 statewide, top 76%, 535 students, 88% FRL); Workman J H (math 18% / reading 32%, grade F, #1,258 of 1,662 statewide, top 77%, 1,360 students, 90% FRL); Sam Houston H S (math 17% / reading 24%, grade F, #1,389 of 1,632 statewide, top 86%, 3,370 students, 92% FRL) — zoned schools average 90% FRL vs 60% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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

• It's been on market 123 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $158,400 (12.0% 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 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

• ARV (median comp): $189,646
• List price: $180,000
• Delta: -5.09%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2431 Limestone Dr	0.01mi	2/2.0	1,210 (0%)	4mo	$224,900	$186	97
2443 Limestone Dr	0.04mi	2/2.0	1,202 (-1%)	2mo	$170,000	$141	96
2408 Limestone Dr	0.06mi	3/1.0 (+1)	1,108 (-8%)	5mo	$165,000	$149	70
2423 Summer Place Dr	0.39mi	2/2.0	1,105 (-9%)	7mo	$125,000	$113	62
2312 Sherry St	0.54mi	2/1.5	1,116 (-8%)	0mo	$189,900	$170	60
2411 Summer Place Dr	0.41mi	2/2.0	1,132 (-6%)	12mo	$215,000	$190	60
2310 Sherry St	0.54mi	2/1.5	1,116 (-8%)	1mo	$189,900	$170	59
2322 Sherry St	0.52mi	2/2.0	1,086 (-10%)	1mo	$199,900	$184	58
2504 Summer Place Dr	0.39mi	2/2.0	1,118 (-8%)	23mo	$224,900	$201	50
2728 Sherry St	0.37mi	3/2.0 (+1)	1,123 (-7%)	21mo	$329,000	$293	49

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-28,439
• Equity at exit: $26,839

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-18,400
• Equity at exit: $15,563

Cash invested: $50,400 (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 76014

• Home prices YoY: -30.2%
• Rents YoY: 4.1%
• Active inventory: 69
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$944
• Tax from tax record: −$295 /mo · $3,542/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-18

Break-even live

Break-even rent $1,663

Max offer price $176,834

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $33	+0% $-18	+5% $-69	+10% $-120
Rent	-10% $-148	-5% $-83	+0% $-18	+5% $47	+10% $112
Rate	-1.0pp $73	-0.5pp $28	base $-18	+0.5pp $-65	+1.0pp $-112

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2423 Limestone Dr Unit 2425 Arlington, TX	2.0	1.0	1036	$1,500	$1.45	3d	1	0.04mi
2317 Windsprint Way Arlington, TX	1.0	1.0	816	$1,113	$1.36	45d	1	0.18mi
2517 Clearwood Dr Arlington, TX	3.0	2.0	1219	$2,200	$1.80	45d	1	0.18mi
2955 Alouette Dr Grand Prairie, TX	2.0	2.0	1000	$1,430	$1.43	5d	1	0.35mi
2955 Alouette Dr Grand Prairie, TX	1.0	1.0	713	$1,092	$1.53	45d	1	0.35mi
2955 Alouette Dr Grand Prairie, TX	2.0	2.0	876	$1,352	$1.54	26d	1	0.35mi
2934 Alouette Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	875	$1,515	$1.73	0d	73	0.35mi
2708 Sherry St Arlington, TX	2.0	2.0	1250	$1,950	$1.56	18d	1	0.37mi
2734 Sherry St Arlington, TX	2.0	2.0	1033	$2,000	$1.94	26d	1	0.38mi
2428 Summer Place Dr Arlington, TX	2.0	2.0	1155	$1,695	$1.47	20d	1	0.40mi
2409 Summer Place Dr Arlington, TX	2.0	2.0	1227	$2,100	$1.71	45d	1	0.41mi
2400 Redbrook Ct Arlington, TX	3.0	2.0	1464	$2,111	$1.44	5d	1	0.41mi
2423 Sherry St Arlington, TX	2.0	2.0	1058	$1,450	$1.37	45d	1	0.42mi
2310 Summer Place Dr Arlington, TX	3.0	2.0	1234	$1,995	$1.62	45d	1	0.48mi
2409 Fallwood Dr Arlington, TX	1.0–2.0	1.0–2.0	784	$1,838	$2.34	0d	26	0.54mi
2216 Plum Ln Arlington, TX	1.0–2.0	1.0–2.0	735	$1,545	$2.10	0d	15	0.55mi
2990 N Forum Dr Unit 16022 Grand Prairie, TX	2.0	2.0	1156	$1,451	$1.26	7d	1	0.69mi
2990 N Forum Dr Unit 61005 Grand Prairie, TX	1.0	1.0	808	$1,074	$1.33	7d	1	0.69mi
2990 N Forum Dr Unit 10972 Grand Prairie, TX	2.0	2.0	1242	$1,552	$1.25	7d	1	0.69mi
2008 Terlingua Ln Arlington, TX	2.0	2.0	1163	$1,759	$1.51	4d	1	0.70mi
2008 Terlingua Ln Arlington, TX	2.0	3.0	1489	$1,679	$1.13	26d	1	0.70mi
2008 Terlingua Ln Arlington, TX	3.0	3.0	1489	$2,019	$1.36	45d	1	0.70mi
2008 Terlingua Ln Arlington, TX	2.0	1.0	1073	$1,489	$1.39	5d	1	0.70mi
2008 Terlingua Ln Arlington, TX	1.0	1.0	853	$1,039	$1.22	22d	1	0.70mi
2007 Springcrest Dr Arlington, TX	2.0	1.0	588	$1,260	$2.14	0d	28	0.80mi
3099 Parham Dr Grand Prairie, TX	1.0–2.0	1.0–2.0	791	$1,435	$1.81	0d	7	0.81mi
3056 Commodore Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	895	$1,350	$1.51	0d	23	0.84mi
2014 Remington Dr Arlington, TX	1.0–2.0	1.0–2.5	801	$1,424	$1.78	0d	23	0.93mi
2004 Sherry St Arlington, TX	1.0–2.0	1.0–2.0	843	$1,330	$1.58	0d	31	0.98mi
2219 Foxcroft Ln Arlington, TX	3.0	1.0	1302	$1,850	$1.42	15d	1	1.01mi
2101 Pennington Dr Arlington, TX	3.0	1.0	1000	$1,850	$1.85	8d	1	1.01mi
2124 Sterling Forest Dr Arlington, TX	2.0	2.0	915	$1,570	$1.72	45d	1	1.04mi
2020 Cedar Point Dr Arlington, TX	1.0–3.0	1.0–2.0	807	$1,287	$1.59	5d	1	1.11mi
2201 E Arbrook Blvd Arlington, TX	1.0	1.0	857	$1,550	$1.81	45d	1	1.12mi
2901 Mayfield Rd Grand Prairie, TX	2.0	2.0	1177	$1,649	$1.40	15d	1	1.18mi
2082 Knoll Crest Dr Arlington, TX	2.0–3.0	1.0–2.0	1066	$1,400	$1.31	45d	1	1.19mi
1676 Carter Dr Unit 1-1670-D Arlington, TX	1.0	1.0	720	$1,500	$2.08	9d	1	1.20mi
1676 Carter Dr Unit 1-1517-D Arlington, TX	1.0	1.0	720	$1,500	$2.08	5d	1	1.20mi
1676 Carter Dr Unit 11650--D Arlington, TX	2.0	2.0	1000	$1,825	$1.82	5d	1	1.20mi
1676 Carter Dr Unit 11539--B Arlington, TX	2.0	1.0	883	$1,735	$1.96	9d	1	1.20mi

Listing history 28 events

1. 2026-06-21
   days on market $180,000 Active 123 DOM
2. 2026-06-18
   days on market $180,000 Active 120 DOM
3. 2026-06-17
   days on market $180,000 Active 119 DOM
4. 2026-06-16
   days on market $180,000 Active 118 DOM
5. 2026-06-15
   days on market $180,000 Active 117 DOM
6. 2026-06-13
   pricedays on market $180,000 Active 115 DOM
7. 2026-06-09
   days on market $184,900 Active 111 DOM
8. 2026-06-08
   days on market $184,900 Active 110 DOM
9. 2026-06-07
   pricedays on market $184,900 Active 109 DOM
10. 2026-06-04
    days on market $189,900 Active 106 DOM
11. 2026-06-03
    days on market $189,900 Active 105 DOM
12. 2026-06-02
    days on market $189,900 Active 104 DOM
13. 2026-06-01
    days on market $189,900 Active 103 DOM
14. 2026-05-31
    days on market $189,900 Active 102 DOM
15. 2026-04-07
    price $189,900 280-char remark

    Show marketing remark (280 chars)

    HALF DUPLEX. Great location for income producing property or to live near the action on SH 360. Brand new roof . A couple of minutes to I-20 and all the access it gives. We have 2 bedrooms 2 baths and it is currently producing $1660 per month and the tenants are month to month.

16. 2026-03-07
    price $195,000 280-char remark

    Show marketing remark (280 chars)

    HALF DUPLEX. Great location for income producing property or to live near the action on SH 360. Brand new roof . A couple of minutes to I-20 and all the access it gives. We have 2 bedrooms 2 baths and it is currently producing $1660 per month and the tenants are month to month.

17. 2026-02-27
    price $180,000 280-char remark

    Show marketing remark (280 chars)

    HALF DUPLEX. Great location for income producing property or to live near the action on SH 360. Brand new roof . A couple of minutes to I-20 and all the access it gives. We have 2 bedrooms 2 baths and it is currently producing $1660 per month and the tenants are month to month.

18. 2026-02-18
    listed $189,000 Active 280-char remark

    Show marketing remark (280 chars)

    HALF DUPLEX. Great location for income producing property or to live near the action on SH 360. Brand new roof . A couple of minutes to I-20 and all the access it gives. We have 2 bedrooms 2 baths and it is currently producing $1660 per month and the tenants are month to month.

19. 2025-09-25
    soldstatus
20. 2025-09-24
    soldstatus
21. 2024-08-31
    historical
22. 2024-06-01
    price $205,000
23. 2024-04-15
    listed $210,000 Active
24. 2022-09-12
    soldstatus
25. 2022-09-09
    soldstatus Closed
26. 2022-08-27
    status Pending
27. 2022-08-25
    price $169,900
28. 2022-08-17
    listed $179,900 Active

ⓘ 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: $3,542 · $295/mo
• Projected year-2 tax: $3,542 · $295/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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,688
• − Mortgage interest: −$10,083
• − Property taxes: −$3,542
• − Insurance: −$900
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$5,236
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $558/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): 32,818
• Household income: $60,333
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 2233.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 44% Two or more races 25% Black 24% White 19% Asian 9%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 30% · Canada, Vietnam, Jamaica
• Languages at home: 49% English-only · Spanish 35% Vietnamese 7% German/W. Germanic 1%

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: ▼ -149.12%
• Current HPI: 344.4376
• Rent YoY: ▲ 4.08%
• 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

+5.6% since first listed

14 events — show timeline

• 2026-04-07 Price Changed $189,900 NTREIS
• 2026-03-07 Price Changed $195,000 NTREIS
• 2026-02-27 Price Changed $180,000 NTREIS
• 2026-02-18 Listed $189,000 NTREIS
• 2025-09-25 Sold (Public Records) — Public Records
• 2025-09-24 Sold (Public Records) — Public Records
• 2024-08-31 Listing Removed — NTREIS
• 2024-06-01 Price Changed $205,000 NTREIS
• 2024-04-15 Listed $210,000 NTREIS
• 2022-09-12 Sold (Public Records) — Public Records
• 2022-09-09 Sold (MLS) — NTREIS
• 2022-08-27 Pending — NTREIS
• 2022-08-25 Price Changed $169,900 NTREIS
• 2022-08-17 Listed $179,900 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $3,542 · -10.0% YoY. Source: county tax records.