2100 Dove Loop Rd · Grapevine, TX 76051

$120,000

1 bd · 1.0 ba · 1,624 sqft · Manufactured public records · 29 Days on market

Built 2015

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here & acirc; & euro; & trade; s the updated version with the appliances added naturally into the listing: Rare Opportunity in Grapevine with Yard Space, Upgrades, and Unbeatable Location & acirc; & euro; & ldquo; $120,000 Don & acirc; & euro; & trade; t miss this well-maintained 2016 Palm Harbor home offering 1,216 sq ft of comfortable, move-in-ready living in one of Grapevine & acirc; & euro; & trade; s most desirable areas & acirc; & euro; & rdquo; homes here go fast, and this is an excellent way to secure your spot! ?? Estimated Monthly Cost: & acirc; & euro; & cent; Approx. $1,768/month (mortgage + lot rent co

Key facts

• Large open windows
• Generous fenced yard
• Large covered deck

Tags

• BRAND NEW HVAC SYSTEM
• FRESH INTERIOR PAINT
• LARGE OPEN WINDOWS
• ALL APPLIANCES INCLUDED
• GENEROUS FENCED YARD
• LARGE COVERED DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.8% in Grapevine — 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 82/100 on livability (#14 in TX, #1,085 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, amenities A-; Watch: cost of living D+, commute D.
• Grapevine-Colleyville ISD (suburban): math 52% / reading 61% proficiency, ranked #59 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 190 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent is only 15% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.17% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,929
• Equity at exit: $17,892

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $36,893
• Equity at exit: $10,375

Cash invested: $33,600 (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 76051

• Rents YoY: 2.8%
• Active inventory: 190
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $404

Break-even live

Break-even rent $891

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Dove Loop Rd Grapevine, TX	1.0–3.0	1.0–3.0	978	$894	$0.91	3d	1	0.30mi
1924 Shorewood Dr Grapevine, TX	2.0–3.0	2.5	1361	$1,795	$1.32	7d	2	0.41mi
1400 N Park Blvd Grapevine, TX	1.0–2.0	1.0–2.0	908	$1,199	$1.32	3d	11	0.62mi
655 N Park Blvd Grapevine, TX	1.0–2.0	1.0–2.0	962	$1,305	$1.36	1d	9	1.18mi
601 N Park Blvd Grapevine, TX	1.0–2.0	1.0–2.0	839	$1,187	$1.41	1d	17	1.23mi
105 Wildwood Ct Grapevine, TX	2.0	1.5	1056	$1,525	$1.44	3d	1	1.27mi
726 Cory St Grapevine, TX	2.0	2.0	1050	$2,000	$1.90	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 29 DOM
2. 2026-06-17
   pricedays on market $120,000 Active 28 DOM
3. 2026-06-16
   days on market $125,000 Active 27 DOM
4. 2026-06-15
   days on market $125,000 Active 26 DOM
5. 2026-06-13
   days on market $125,000 Active 24 DOM
6. 2026-06-13
   days on market $125,000 Active 23 DOM
7. 2026-06-09
   days on market $125,000 Active 20 DOM
8. 2026-06-08
   days on market $125,000 Active 19 DOM
9. 2026-06-07
   days on market $125,000 Active 18 DOM
10. 2026-06-04
    days on market $125,000 Active 15 DOM
11. 2026-06-03
    days on market $125,000 Active 14 DOM
12. 2026-06-02
    days on market $125,000 Active 13 DOM
13. 2026-06-01
    days on market $125,000 Active 12 DOM
14. 2026-05-31
    days on market $125,000 Active 11 DOM
15. 2026-05-20
    listed $125,000 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: $293 · $24/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,903/yr (+$159/mo · 649.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,822
• − Mortgage interest: −$6,722
• − Property taxes: −$293
• − Insurance: −$600
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,491
• Taxable income: $3,024
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,119/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: Grapevine-Colleyville ISD
• NCES district ID: 4821660
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $87,621
• Composite: 51.74/100
• National rank: #1683
• State rank: #59 of 826 in TX

Livability — Grapevine

• Score: 82/100
• State rank: #14
• US rank: #1085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grapevine, TX
• County: Tarrant County · 2,033,669 people
• City population: 50,618
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 50,618
• Household income: $111,160
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 2272.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 12% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 4% 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: ▼ -291.98%
• Current HPI: 274.5097
• Rent YoY: ▲ 2.80%
• 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

1 event — show timeline

• 2026-05-20 Listed $125,000 FSBO.com

Property tax history

-7.0%/yr

Latest (2025): $293 · -4.7% YoY. Source: county tax records.