1639 Verdin Rd · Fort Worth, TX 76140

$159,999

2 bd · 2.0 ba · 771 sqft · SingleFamily · 2 Days on market

Built 2025 Fair condition 5,271 sqft lot $208/sqft · at area comps Est $161k · at est. $42/mo HOA · 3% of rent

---

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 +12.4/30.0
• ARV discount +7.7/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom and walk-in closet. The versatile secondary bedroom is ideal for household members and overnight guests or can easily transform into an office, depending on the homeowner’s needs.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• VERSATILE SECONDARY BEDROOM

Property features AI

Finance

• Other: Subdivision: Eagles Crossing; Builder listing / special listing condition
• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing; No second mortgage indicated
• HOA & community: Mandatory association managed by Legacy Southwest; Annual association fee of $500 covering full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached garage that faces front (20 ft wide x 18 ft deep)
• Security: Smoke detector(s), carbon monoxide detector(s), and fire alarm
• Utilities: City water and city sewer; Concrete curbs and sidewalks; Municipal utility district; Energy-efficient features including upgraded attic insulation, efficient doors and windows, insulated components, low-flow commode, rain/freeze sensors, and programmable thermostat
• Home design: Single family residence (attached); One-story; New construction (2025, incomplete)
• Construction: Brick and fiber cement exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Interior lot that is landscaped with sprinkler system

Interior

• Kitchen: Eat-in kitchen with natural stone/granite countertops; Walk-in pantry; Water line to refrigerator; Gas oven and gas range; Microwave; Dishwasher; Disposal; Vented exhaust fan
• Bedrooms: Primary bedroom (first level) with separate shower and walk-in closet; Additional bedroom (first level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipment; Central air (electric) with ENERGY STAR qualified equipment
• Interior features: Open floorplan with decorative lighting and built-in features; Cable TV and high-speed internet available; Pantry; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-26 ($-315/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (11.3% below list).
• Recommended offer: $142k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 374 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $141,963 (11.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $160,583
• List price: $159,999
• Delta: -0.36%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.30×
• Total profit: $-31,561
• Equity at exit: $23,856

10-year hold

• IRR: -23.0%
• Equity multiple: -0.00×
• Total profit: $-44,979
• Equity at exit: $13,834

Cash invested: $44,800 (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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 374
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$42
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-26

Break-even live

Break-even rent $1,453

Max offer price $156,206

Occupancy floor 97%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	44d	1	0.27mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	20d	1	0.30mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	20d	1	0.36mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	24d	1	0.38mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,054	$1.20	22d	1	0.67mi
9053 S Race St Fort Worth, TX	1.0	1.0	850	$990	$1.16	13d	1	1.22mi
9053 S Race St Unit 9074 Fort Worth, TX	1.0	1.0	850	$1,036	$1.22	13d	1	1.29mi
9053 S Race St Unit 9110 Fort Worth, TX	2.0	2.0	1072	$1,194	$1.11	3d	1	1.29mi
9053 S Race St Unit 9074 Fort Worth, TX	1.0	1.0	850	$998	$1.17	3d	1	1.29mi
9053 S Race St Unit 9080 Fort Worth, TX	2.0	2.0	1072	$1,272	$1.19	44d	1	1.29mi
9053 S Race St Unit 9104 Fort Worth, TX	1.0	1.0	850	$1,031	$1.21	44d	1	1.29mi
9000 Balch St Unit 9021 Everman, TX	1.0	1.0	872	$957	$1.10	3d	1	1.31mi
9000 Balch St Unit 9021 Everman, TX	1.0	1.0	872	$995	$1.14	13d	1	1.31mi
9000 Balch St Unit 512 Everman, TX	2.0	2.0	1100	$974	$0.89	3d	1	1.32mi
9000 Balch St Unit 9051 Everman, TX	1.0	1.0	872	$990	$1.14	44d	1	1.32mi
9000 Balch St Fort Worth, TX	1.0	1.0	872	$949	$1.09	13d	1	1.32mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 8 events

1. 2026-06-17
   status $159,999 Pending 2 DOM
2. 2026-06-17
   days on market $159,999 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $159,999 Active 1 DOM
4. 2026-06-15
   days on market $159,999 Active 27 DOM
5. 2026-06-13
   days on market $159,999 Active 25 DOM
6. 2026-06-10
   price $159,999 Active 21 DOM
7. 2026-06-09
   days on market $184,999 Active 21 DOM
8. 2026-06-08
   pricestatusdays on market $184,999 Active 20 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,036
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − HOA: −$504
• − Depreciation: −$4,655
• Taxable loss: −$3,011
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $408/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The home requires moderate exterior repairs and painting to improve its curb appeal and overall value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Weathered and peeling

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair and paint exterior siding — Improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Weathered and peeling	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair and paint exterior siding — Improves home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

2 events — show timeline

• 2026-06-17 Pending — NTREIS
• 2026-06-15 Listed $159,999 NTREIS