320 Beverly Rd · Azle, TX 76020

$169,500

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 23 Days on market

Built 1951 0.38 ac lot Est $291k · 42% under

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just minutes from beautiful Eagle Mountain Lake, this property is full of potential and ready for someone to make it their own! Sitting on a spacious . 38-acre lot in an established neighborhood, this 3-bedroom home offers approximately 1,767 sqft, a detached garage or shop space, and plenty of room to create your vision. The home does need some TLC, making it a great opportunity for an investor, DIY buyer, or anyone looking to add personal touches and build equity. Enjoy the peaceful charm of Azle living while staying close to the lake, local shopping, dining, and outdoor recreation. Property is being sold AS-IS. With great bones, extra space, and a hard-to-find lot size, this prop

Key facts

• Outdoor recreation
• Eagle mountain lake
• Spacious lot

Tags

• EAGLE MOUNTAIN LAKE
• SPACIOUS LOT
• DETACHED GARAGE
• ESTABLISHED NEIGHBORHOOD
• OUTDOOR RECREATION
• HARD-TO-FIND LOT SIZE

Property features AI

Finance

• Other: Corner lot size approximately 0.384 acres; Subdivision: Castle Hills Estates
• HOA & community: No association

Exterior

• Parking: 1 covered space; 1 carport space; Driveway parking; On-street parking; Open parking
• Security: Security features unknown
• Utilities: City sewer; City water; Electricity available; Individual gas meter; Not in a municipal utility district
• Home design: Single-family residence; One and one-half story; Residential property
• Construction: Built in 1951; Asphalt/composition roof; Combination foundation with pillar/post/pier and slab elements
• Exterior features: Covered porch; Covered patio/porch; Chain link fencing; Corner, irregular lot

Interior

• Kitchen: Gas cooktop; Gas oven
• Bedrooms: 4 bedrooms total; Primary bedroom located on the second level (approx. 21 x 16)
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Built-in features; Cable TV available; Decorative lighting; Two living areas; One dining area; Total of 4 rooms
• Laundry & utility: Laundry in hall; Utility room; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.1% in Azle — 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 (#267 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D+, amenities F, commute F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Heights El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 459 students, 60% FRL) — zoned schools average 60% FRL vs 45% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 591 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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 23 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,957 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $291,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Marquette Ave	0.09mi	3/1.0	1,530 (+0%)	3mo	$243,000	$159	93
1907 Live Oak Cir	0.35mi	4/2.5 (+1)	1,551 (+2%)	3mo	$300,000	$193	67
432 Wilshire Ave	0.18mi	4/2.0 (+1)	1,659 (+9%)	4mo	$342,000	$206	64
216 Marquette Ave	0.06mi	3/2.0	1,383 (-9%)	17mo	$199,900	$145	64
428 Wilshire Ave	0.16mi	4/2.0 (+1)	1,659 (+9%)	6mo	$338,500	$204	64
730 Lakeside	0.23mi	2/1.0 (-1)	1,422 (-7%)	14mo	$130,000	$91	62
208 Marquette Ave	0.09mi	3/2.0	1,299 (-15%)	16mo	$177,000	$136	53
11420 White Leaf Ct E	0.72mi	3/2.0	1,568 (+3%)	13mo	$210,000	$134	47
153 Avondale Ave	0.68mi	4/2.0 (+1)	1,412 (-7%)	2mo	$270,000	$191	45
143 Brookshire Ave	0.56mi	3/2.0	1,329 (-13%)	8mo	$178,500	$134	42
1505 Bailey Dr	0.52mi	3/2.0	1,733 (+14%)	10mo	$385,000	$222	41
1405 Scotland Ave	0.60mi	3/2.0	1,322 (-13%)	11mo	$290,000	$219	37

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,624
• Equity at exit: $25,273

10-year hold

• IRR: 6.9%
• Equity multiple: 1.50×
• Total profit: $23,843
• Equity at exit: $14,655

Cash invested: $47,460 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 591
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$889
• Tax from tax record: −$230 /mo · $2,763/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $395

Break-even live

Break-even rent $1,506

Max offer price $169,500

Occupancy floor 75%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Florence Dr Azle, TX	3.0	1.0	1200	$1,900	$1.58	1d	1	0.20mi
1310 Southeast Pkwy Unit 817 Azle, TX	2.0	2.0	1136	$1,499	$1.32	5d	1	0.79mi
1200 Southeast Pkwy Azle, TX	1.0–2.0	1.0–2.0	1067	$2,280	$2.14	1d	22	0.81mi
413 Glenhaven Dr Azle, TX	4.0	2.0	1824	$2,150	$1.18	24d	1	1.12mi
1005 Idlewood Ave Azle, TX	3.0	3.0	1456	$1,899	$1.30	24d	1	1.32mi
120 Glenhaven Dr Azle, TX	4.0	3.0	1553	$1,950	$1.26	4d	1	1.34mi
101 Glenhaven Dr Azle, TX	3.0	2.0	1534	$1,825	$1.19	19d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $169,500 Active 23 DOM
2. 2026-06-17
   days on market $169,500 Active 22 DOM
3. 2026-06-16
   days on market $169,500 Active 21 DOM
4. 2026-06-15
   price $169,500 Active 20 DOM
5. 2026-06-15
   days on market $170,000 Active 20 DOM
6. 2026-06-13
   days on market $170,000 Active 18 DOM
7. 2026-06-13
   days on market $170,000 Active 17 DOM
8. 2026-06-09
   days on market $170,000 Active 14 DOM
9. 2026-06-08
   pricedays on market $170,000 Active 13 DOM
10. 2026-06-07
    days on market $180,000 Active 12 DOM
11. 2026-06-04
    days on market $180,000 Active 9 DOM
12. 2026-06-03
    days on market $180,000 Active 8 DOM
13. 2026-06-02
    days on market $180,000 Active 7 DOM
14. 2026-06-01
    days on market $180,000 Active 6 DOM
15. 2026-05-31
    days on market $180,000 Active 5 DOM
16. 2026-05-26
    listed $180,000 Active
17. 2017-05-08
    soldstatus
18. 2013-06-13
    soldstatus
19. 2013-05-31
    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: $2,763 · $230/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$339/yr (+$28/mo · 12.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,079
• − Mortgage interest: −$9,495
• − Property taxes: −$2,763
• − Insurance: −$848
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$4,931
• Taxable income: $2,190
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $4,219/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Azle

• Score: 72/100
• State rank: #267
• US rank: #6239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azle, TX
• County: Parker County · 144,797 people
• City population: 34,602
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

• 2026-05-26 Listed $180,000 NTREIS
• 2017-05-08 Sold (Public Records) — Public Records
• 2013-06-13 Sold (Public Records) — Public Records
• 2013-05-31 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,763 · +8.9% YoY. Source: county tax records.