1600 Pecan Chase Cir #6 · Arlington, TX 76012

$95,000

1 bd · 1.0 ba · 558 sqft · Condo public records · 29 Days on market

Built 1981 $138/mo HOA · 10% of rent

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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 +23.6/30.0
• 1% rule +9.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Opportunity in the Heart of Arlington’s Entertainment District! This move-in-ready upgraded and updated, 1-bedroom, 1-bathroom condo at Pecan Chase offers the perfect blend of affordability and location. This unit features a functional, open-concept layout highlighted by a cozy wood-burning fireplace and durable wood-look flooring throughout—no carpet to maintain! as well as updated lighting, upgraded kitchen, Crown molding, Fresh paint, and so forth. The Open kitchen with Movable Island flows seamlessly from the dining into living areas, making the space feel open, bright and inviting. Practicality is key with in-unit laundry hookups, large walk in closets, custom bathroo

Key facts

• Updated kitchen
• Open concept layout
• Custom bathroom

Tags

• WOOD BURNING FIREPLACE
• OPEN CONCEPT LAYOUT
• UPDATED KITCHEN
• IN UNIT LAUNDRY HOOKUPS
• LARGE WALK IN CLOSETS
• CUSTOM BATHROOM

Property features AI

Finance

• Other: Condominium complex: Pecan Chase Condominiums; Unit is part of a managed community with shared facilities
• Financial info: No second mortgage reported; Loan type treated as clear
• HOA & community: Mandatory association; Monthly association fee of $138; Association covers full use of facilities and grounds maintenance; HOA managed by Allied HOA Management

Exterior

• Parking: Additional off-site parking available; No garage or covered/carport spaces
• Security: Audio and video surveillance permitted for visitors
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Condominium (residential); Two levels; Unit located on the 2nd floor, southeast corner of the building
• Construction: Brick construction; Built in 1981; Preowned condition
• Exterior features: Condominium lot setting; Community pool

Interior

• Kitchen: Disposal; Electric oven; Electric range; Eat-in kitchen with built-in cabinets
• Bedrooms: One bedroom (primary bedroom on the 2nd floor with walk-in closet)
• Flooring: No flooring details provided
• Bathrooms: One full bathroom (primary bath on the 2nd floor)
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Decorative lighting; Eat-in kitchen; High-speed internet available; Open floorplan; Walk-in closet(s); One living area; One dining area; Decorative living room fireplace
• Laundry & utility: No specific laundry information provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% 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: Pope El (math 13% / reading 18%, grade F, #3,990 of 4,322 statewide, top 93%, 524 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Arlington ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+4.0%/yr); 144 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $657 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask is 8161% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $93,575 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,472
• Equity at exit: $14,165

10-year hold

• IRR: 8.7%
• Equity multiple: 1.70×
• Total profit: $18,742
• Equity at exit: $8,214

Cash invested: $26,600 (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 76012

• Rents YoY: 4.0%
• Active inventory: 144
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$498
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$40
• HOA: −$138
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $180

Break-even live

Break-even rent $1,101

Max offer price $95,000

Occupancy floor 81%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1608 Pecan Chase Cir Arlington, TX	1.0	1.0	627	$1,995	$3.18	43d	1	0.01mi
1608 Pecan Chase Cir Arlington, TX	1.0–2.0	1.0	751	$1,350	$1.80	12d	2	0.01mi
1736 W Randol Mill Rd Arlington, TX	2.0	1.0–2.0	629	$1,512	$2.40	13d	1	0.21mi
1724 W Sanford St Unit D Arlington, TX	1.0	1.0	620	$1,150	$1.85	2d	1	0.46mi
1728 Crest Point Dr Arlington, TX	1.0	1.0	641	$1,100	$1.72	43d	1	0.70mi
2001 Wesley Dr Apt A Arlington, TX	1.0	1.0	674	$995	$1.48	43d	1	0.72mi
1741 Crest Grove Dr Arlington, TX	2.0	1.0	696	$1,050	$1.51	43d	1	0.73mi
1727 Westview Ter Arlington, TX	1.0–2.0	1.5	859	$1,294	$1.51	2d	10	1.01mi
1731 Westview Ter Arlington, TX	1.0	1.0	692	$1,060	$1.53	43d	1	1.01mi
807 Bowie St Unit B Arlington, TX	1.0	1.0	500	$895	$1.79	14d	1	1.05mi
901 Greenway Glen Dr Arlington, TX	1.0	1.0	656	$1,175	$1.79	12d	1	1.12mi
901 Greenway Glen Dr Arlington, TX	1.0–2.0	1.0–2.0	818	$945	$1.15	3d	27	1.12mi
901 Greenway Glen Dr Arlington, TX	1.0	1.0	656	$1,158	$1.77	15d	1	1.12mi
505 N Bowen Rd Arlington, TX	1.0–2.0	1.0	610	$970	$1.59	1d	11	1.13mi
1524 Chukka Dr Arlington, TX	1.0	1.0	656	$1,020	$1.55	43d	1	1.14mi
905 W Abram St Unit 4 Arlington, TX	1.0	1.0	641	$1,445	$2.25	7d	1	1.20mi
507 Cora St Arlington, TX	1.0–2.0	1.0–1.5	875	$1,150	$1.31	13d	5	1.24mi
412 Summit Ave Arlington, TX	1.0–2.0	1.0–1.5	962	$949	$0.99	1d	10	1.26mi
412 Summit Ave Arlington, TX	1.0–2.0	1.0	830	$1,100	$1.33	43d	4	1.26mi
501 Fuller St Arlington, TX	1.0–2.0	1.0–2.0	773	$950	$1.23	43d	29	1.27mi
613 S Fielder Rd Arlington, TX	2.0	1.0	640	$1,325	$2.07	7d	1	1.30mi
505 W Lamar Blvd Unit 17001 Arlington, TX	1.0	1.0	741	$1,146	$1.55	5d	1	1.33mi
509 Sandpiper Dr W Arlington, TX	1.0	1.0	578	$966	$1.67	1d	10	1.41mi
212 S Cooper St Arlington, TX	1.0	1.0	640	$1,099	$1.72	43d	1	1.44mi
212 S Cooper St Arlington, TX	1.0	1.0	640	$1,109	$1.73	15d	1	1.44mi
507 N Oak St Arlington, TX	1.0	1.0	512	$1,045	$2.04	24d	2	1.46mi
9001 Randol Mill Rd Fort Worth, TX	1.0–2.0	1.0–2.0	786	$895	$1.14	2d	15	1.47mi
9001 Randol Mill Rd Fort Worth, TX	1.0	1.0	552	$907	$1.64	16d	1	1.47mi
9001 Randol Mill Rd Unit 9052 Fort Worth, TX	1.0	1.0	552	$940	$1.70	43d	1	1.47mi
1112 W 4th St Arlington, TX	1.0	1.0	600	$575	$0.96	24d	1	1.49mi

HOA detail condo

• Monthly dues: $138 · $1,656/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $95,000 Active 29 DOM
2. 2026-06-17
   days on market $95,000 Active 28 DOM
3. 2026-06-16
   days on market $95,000 Active 27 DOM
4. 2026-06-15
   days on market $95,000 Active 26 DOM
5. 2026-06-13
   days on market $95,000 Active 24 DOM
6. 2026-06-09
   days on market $95,000 Active 20 DOM
7. 2026-06-08
   days on market $95,000 Active 19 DOM
8. 2026-06-07
   days on market $95,000 Active 18 DOM
9. 2026-06-04
   days on market $95,000 Active 15 DOM
10. 2026-06-03
    days on market $95,000 Active 14 DOM
11. 2026-06-02
    days on market $95,000 Active 13 DOM
12. 2026-06-01
    days on market $95,000 Active 12 DOM
13. 2026-05-31
    days on market $95,000 Active 11 DOM
14. 2026-05-18
    historical
15. 2026-04-09
    price $95,000
16. 2026-03-23
    listed $106,000 Active
17. 2026-02-26
    historical $1,100
18. 2025-12-31
    historical
19. 2025-11-07
    listed $96,900 Active
20. 2025-03-17
    listed $1,200
21. 2024-02-09
    historical $1,050
22. 2023-12-01
    listed $1,050
23. 2002-11-21
    soldstatus
24. 2002-10-24
    historical
25. 2002-08-31
    listed $23,500
26. 1991-03-28
    soldstatus
27. 1986-07-03
    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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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: $15,948
• − Mortgage interest: −$5,321
• − Property taxes: −$2,333
• − Insurance: −$475
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$1,656
• − Depreciation: −$2,764
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $1,953/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): 27,991
• Household income: $88,141
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1121.0

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 46% Hispanic / Latino 34% Two or more races 20% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 25% Cuban 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 27% French/Haitian/Cajun 2% Arabic 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: ▼ -281.05%
• Current HPI: 259.0255
• Rent YoY: ▲ 3.98%
• 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

-95.1% since first listed

16 events — show timeline

• 2026-05-21 Listed for Rent $1,150 NTREIS
• 2026-05-20 Listed $95,000 NTREIS
• 2026-05-18 Listing Removed — NTREIS
• 2026-04-09 Price Changed $95,000 NTREIS
• 2026-03-23 Listed $106,000 NTREIS
• 2026-02-26 Rental Removed $1,100 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-07 Listed $96,900 NTREIS
• 2025-03-17 Listed for Rent $1,200 NTREIS
• 2024-02-09 Rental Removed $1,050 NTREIS
• 2023-12-01 Listed for Rent $1,050 NTREIS
• 2002-11-21 Sold (Public Records) — Public Records
• 2002-10-24 Listing Removed — NTREIS
• 2002-08-31 Listed $23,500 NTREIS
• 1991-03-28 Sold (Public Records) — Public Records
• 1986-07-03 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,333 · +0.0% YoY. Source: county tax records.