105 Lakeway Dr · Benbrook, TX 76126

$240,000

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 150 Days on market

Built 1974 10,019 sqft lot $147/sqft · 19% below area Est $295k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

Key facts

• Vinyl flooring
• Nice-sized backyard
• Gorgeous fireplace

Tags

• GORGEOUS FIREPLACE
• UPDATED BATHROOM SHOWERS
• VINYL FLOORING
• NICE-SIZED BACKYARD
• ESTABLISHED TREES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (9.9% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.9% in Benbrook — 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 77/100 on livability (#90 in TX, #3,172 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 370 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 150 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (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 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.90% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (median comp): $295,429
• List price: $240,000
• Delta: -18.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Rhineland Rd	0.32mi	3/2.0	1,671 (+2%)	6mo	$245,000	$147	76
304 Lochness Ct	0.30mi	3/2.0	1,549 (-5%)	5mo	$219,000	$141	74
10029 Westpark Dr	0.52mi	3/2.0	1,686 (+3%)	5mo	$299,900	$178	66
112 Lochness Ln	0.10mi	4/2.0 (+1)	1,871 (+15%)	4mo	$339,500	$181	62
220 Jeaneta Ave	0.59mi	3/2.0	1,540 (-6%)	4mo	$318,900	$207	60
208 Meadowhill Dr	0.49mi	3/2.0	1,775 (+9%)	3mo	$349,900	$197	59
1028 Bryant St	0.73mi	3/2.0	1,592 (-2%)	4mo	$294,000	$185	58
204 Overcrest Dr	0.57mi	4/2.0 (+1)	1,763 (+8%)	0mo	$289,900	$164	55
1206 Usher St	0.73mi	3/2.0	1,735 (+6%)	2mo	$285,000	$164	54
209 Lansford Dr	0.49mi	3/2.0	1,861 (+14%)	2mo	$365,000	$196	52
10037 Stoneleigh Dr	0.60mi	3/2.0	1,830 (+12%)	5mo	$349,000	$191	48
10120 Regent Row St	0.73mi	3/2.0	1,826 (+12%)	3mo	$360,000	$197	43

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-43,260
• Equity at exit: $35,785

10-year hold

• IRR: -14.1%
• Equity multiple: 0.24×
• Total profit: $-51,146
• Equity at exit: $20,751

Cash invested: $67,200 (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 76126

• Home prices YoY: -33.4%
• Rents YoY: 1.6%
• Active inventory: 370
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$373 /mo · $4,481/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-23

Break-even live

Break-even rent $2,192

Max offer price $235,943

Occupancy floor 96%

Sensitivity live

Price	-10% $113	-5% $45	+0% $-23	+5% $-91	+10% $-159
Rent	-10% $-194	-5% $-108	+0% $-23	+5% $62	+10% $148
Rate	-1.0pp $98	-0.5pp $38	base $-23	+0.5pp $-85	+1.0pp $-148

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Amory Dr Benbrook, TX	3.0	2.0	1700	$2,495	$1.47	1d	1	0.04mi
9519 Westpark Dr Benbrook, TX	2.0	2.0	1095	$1,400	$1.28	45d	1	0.24mi
9510 Westpark Dr Unit 9543 Benbrook, TX	3.0	2.0	1361	$2,037	$1.50	45d	1	0.34mi
9510 Westpark Dr Benbrook, TX	3.0	2.0	1361	$1,942	$1.43	6d	1	0.34mi
9510 Westpark Dr Unit 3121 Benbrook, TX	3.0	2.0	1361	$1,946	$1.43	0d	1	0.34mi
1018 McKinley St Unit A Benbrook, TX	2.0	2.5	1200	$1,200	$1.00	45d	1	0.67mi
1011 Usher St Benbrook, TX	4.0	2.0	2071	$2,175	$1.05	16d	1	0.90mi
1135 Park Center St Benbrook, TX	3.0	2.0	1754	$1,975	$1.13	45d	1	1.00mi
1025 Warden St Benbrook, TX	3.0	1.5	1689	$1,800	$1.07	26d	1	1.01mi
10332 Trevino Ln Benbrook, TX	3.0	2.0	1456	$2,400	$1.65	26d	1	1.02mi
10413 Trevino Ln Benbrook, TX	3.0	2.0	1855	$2,495	$1.35	21d	1	1.03mi
806 Keller Ave Benbrook, TX	4.0	2.0	1402	$2,000	$1.43	26d	1	1.04mi
301 Mercedes St Benbrook, TX	1.0–3.0	1.0–2.5	1262	$2,060	$1.63	1d	1	1.09mi
7205 Hogan Dr Benbrook, TX	3.0	2.0	1508	$2,400	$1.59	26d	1	1.09mi
119 Del Rio Ave Unit C Benbrook, TX	2.0	1.0	1858	$1,250	$0.67	26d	1	1.11mi
1111 Duane St Benbrook, TX	3.0	2.0	1654	$1,800	$1.09	45d	1	1.14mi
700 Mercedes St Benbrook, TX	3.0	2.0	2141	$2,250	$1.05	26d	1	1.15mi
1001 John Reagan St Benbrook, TX	3.0	2.0	1859	$1,941	$1.04	45d	1	1.21mi
7124 Summerset Dr Benbrook, TX	4.0	3.0	1886	$2,200	$1.17	45d	1	1.22mi
1328 Blanco Ct Benbrook, TX	3.0	2.0	1813	$2,100	$1.16	1d	1	1.40mi
1126 Highbush Dr Benbrook, TX	2.0	1.5	1100	$1,300	$1.18	26d	1	1.47mi

Listing history 19 events

1. 2026-06-02
   statusdays on market $240,000 Pending 150 DOM
2. 2026-05-31
   days on market $240,000 Active Option Contract 149 DOM
3. 2026-05-19
   historical Active Option Contract 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

4. 2026-05-01
   price $240,000 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

5. 2026-02-08
   status Active 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

6. 2026-01-29
   historical Active Option Contract 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

7. 2026-01-20
   status Active 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

8. 2026-01-08
   historical Active Option Contract 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

9. 2026-01-03
   listed $255,000 Active 558-char remark

   Show marketing remark (558 chars)

   Beautiful 3-bedroom, 2-bathroom, 2-car garage home in the highly desirable Benbrook Community. The house features a large Living room with a gorgeous fireplace, making it a fantastic place to relax. All the bedrooms are spacious. Both bathroom showers have been updated. This home features vinyl flooring throughout, complemented by neutral colors. Nice-sized backyard with beautiful established trees. Home is conveniently located near everything: Schools, shopping, restaurants, parks, walking trails, and so much more! Don't miss out on this opportunity!

10. 2025-12-31
    historical
11. 2025-10-20
    price $259,500
12. 2025-07-28
    status Active
13. 2025-07-18
    historical Active Option Contract
14. 2025-05-08
    listed $260,000 Active
15. 2006-06-02
    soldstatus
16. 2006-05-31
    soldstatus
17. 2006-04-24
    historical
18. 2006-04-11
    listed $108,400
19. 1983-01-01
    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: $4,481 · $373/mo
• Projected year-2 tax: $4,481 · $373/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,960
• − Mortgage interest: −$13,444
• − Property taxes: −$4,481
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$6,982
• Taxable loss: −$4,300
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $756/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 of 826 in TX

Livability — Benbrook

• Score: 77/100
• State rank: #90
• US rank: #3172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benbrook, TX
• County: Tarrant County · 2,033,669 people
• City population: 27,689
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,689
• Household income: $113,905
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 228.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 18% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -130.45%
• Current HPI: 260.2385
• Rent YoY: ▲ 1.61%
• 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

+121.4% since first listed

17 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-01 Price Changed $240,000 NTREIS
• 2026-02-08 Relisted — NTREIS
• 2026-01-29 Contingent — NTREIS
• 2026-01-20 Relisted — NTREIS
• 2026-01-08 Contingent — NTREIS
• 2026-01-03 Listed $255,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-10-20 Price Changed $259,500 NTREIS
• 2025-07-28 Relisted — NTREIS
• 2025-07-18 Contingent — NTREIS
• 2025-05-08 Listed $260,000 NTREIS
• 2006-06-02 Sold (Public Records) — Public Records
• 2006-05-31 Sold (MLS) — NTREIS
• 2006-04-24 Listing Removed — NTREIS
• 2006-04-11 Listed $108,400 NTREIS
• 1983-01-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,481 · -2.5% YoY. Source: county tax records.