7808 Colton Dr · White Settlement, TX 76108

$189,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 99 Days on market

Built 1949 10,672 sqft lot $137/sqft · 11% below area Est $213k · 11% under ↓ 29% since listing

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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).

• Cash flow +15.6/30.0
• ARV discount +12.6/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home was remodeled prior to renting. It is a single family home in a great location with FOUR bedrooms! The fourth bedroom is separate from the others and could be an office, den or game room. There is also a room in the garage that could be a shop or a great man cave. It also has a huge backyard. Appliances are included just not installed in these pics. The home is tenant occupied paying $1595 a month in a month to month lease. Great affordable home or investment property. Being sold AS IS.

Key facts

• Remodeled
• Separate bedroom
• Great location

Tags

• REMODELED
• GREAT LOCATION
• SEPARATE BEDROOM
• HUGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $79 ($945/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (3.0% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.6% in White Settlement — 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 74/100 on livability (#188 in TX, #4,855 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D+, employment D+.
• White Settlement ISD (rural): math 35% / reading 44% proficiency, ranked #396 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 99 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $213,425
• List price: $189,000
• Delta: -11.44%
• 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
7721 Colton Dr	0.07mi	3/1.0	1,516 (+10%)	3mo	$174,700	$115	78
7704 Carlos St	0.21mi	3/2.0	1,243 (-10%)	1mo	$219,900	$177	68
7805 Whitney Dr	0.23mi	4/2.0 (+1)	1,460 (+6%)	5mo	$199,000	$136	67
7916 Chaparral Dr	0.46mi	4/1.5 (+1)	1,344 (-3%)	4mo	$224,999	$167	64
7977 Wyatt Dr	0.48mi	3/2.0	1,323 (-4%)	8mo	$215,000	$163	60
537 June Dr	0.58mi	3/2.0	1,332 (-4%)	5mo	$225,000	$169	59
412 Kimbrough St	0.69mi	3/1.0	1,302 (-6%)	0mo	$142,000	$109	58
8016 Downe Dr	0.46mi	3/1.0	1,209 (-12%)	1mo	$185,000	$153	57
7836 Whitney Dr	0.28mi	3/2.0	1,539 (+11%)	9mo	$230,000	$149	57
8100 Tumbleweed Trl	0.58mi	3/2.0	1,307 (-5%)	7mo	$225,000	$172	54
801 Ala Dr	0.41mi	3/2.0	1,224 (-11%)	5mo	$99,817	$82	54
604 Kimbrough St	0.60mi	3/2.0	1,259 (-9%)	2mo	$247,000	$196	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.42×
• Total profit: $-30,917
• Equity at exit: $28,181

10-year hold

• IRR: -16.1%
• Equity multiple: 0.23×
• Total profit: $-40,951
• Equity at exit: $16,341

Cash invested: $52,920 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 548
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$991
• Tax from tax record: −$299 /mo · $3,589/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $79

Break-even live

Break-even rent $1,733

Max offer price $189,000

Occupancy floor 91%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7724 Longfield Dr Fort Worth, TX	3.0	2.0	1335	$1,995	$1.49	43d	1	0.11mi
720 Sandell Dr White Settlement, TX	3.0	2.0	1796	$1,795	$1.00	43d	1	0.39mi
7940 Chaparral Dr Fort Worth, TX	3.0	1.5	1142	$1,795	$1.57	24d	1	0.51mi
8033 Downe Dr Fort Worth, TX	3.0	1.0	1119	$1,650	$1.47	43d	1	0.51mi
923 Kimbrough St Fort Worth, TX	3.0	2.0	1362	$1,845	$1.35	43d	1	0.52mi
8012 Chaparral Dr Fort Worth, TX	3.0	1.5	1226	$1,620	$1.32	20d	1	0.54mi
640 Kimbrough St Fort Worth, TX	4.0	2.0	1394	$1,995	$1.43	18d	1	0.56mi
7924 Emerald Crest Dr White Settlement, TX	2.0	2.0	925	$1,199	$1.30	43d	1	0.57mi
8112 Gibbs Dr Fort Worth, TX	3.0	2.0	1412	$1,850	$1.31	43d	1	0.59mi
8024 Cambridge Cir Unit A White Settlement, TX	2.0	2.0	1000	$975	$0.97	12d	1	0.63mi
8136 Richard St Fort Worth, TX	4.0	2.0	1512	$1,745	$1.15	7d	1	0.64mi
8030 Cambridge Cir Unit A White Settlement, TX	2.0	2.0	928	$1,095	$1.18	24d	1	0.65mi
321 Meadow Park Dr White Settlement, TX	3.0	2.0	1400	$1,875	$1.34	43d	1	0.74mi
1208 Mirike Dr Fort Worth, TX	3.0	2.0	1750	$1,975	$1.13	20d	1	0.92mi
6755 Ridgmar Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1488	$3,700	$2.49	1d	4	1.06mi
8000 Calmont Ave Fort Worth, TX	2.0	1.0–2.0	660	$1,500	$2.27	43d	86	1.12mi
619 Allencrest Dr Fort Worth, TX	3.0	2.0	1322	$1,800	$1.36	24d	1	1.15mi
8300 Calmont Ave Unit 1113 Fort Worth, TX	2.0	2.0	952	$1,299	$1.36	24d	1	1.15mi
8300 Calmont Ave Unit 914 Fort Worth, TX	2.0	2.0	952	$1,299	$1.36	6d	1	1.15mi
8300 Calmont Ave Unit 1321 Fort Worth, TX	2.0	2.0	952	$1,299	$1.36	14d	1	1.15mi
8222 Calmont Ave Fort Worth, TX	1.0–2.0	1.0–2.0	780	$899	$1.15	3d	12	1.16mi
101 West Pl Fort Worth, TX	2.0	1.0	900	$1,395	$1.55	43d	1	1.17mi
617 S Las Vegas Trl White Settlement, TX	3.0	2.0	1307	$1,585	$1.21	22d	1	1.19mi
1823 S Las Vegas Trl Fort Worth, TX	2.0	2.0	900	$1,360	$1.51	43d	1	1.20mi
405 S Las Vegas Trl Fort Worth, TX	3.0	2.0	1160	$1,595	$1.38	18d	1	1.22mi
129 Allencrest Dr Fort Worth, TX	3.0	2.0	1424	$1,595	$1.12	7d	1	1.24mi
123 Allencrest Dr Fort Worth, TX	3.0	2.0	1424	$1,545	$1.08	2d	1	1.24mi
112 Allencrest Dr White Settlement, TX	2.0	1.5	1024	$1,350	$1.32	43d	1	1.27mi
225 West Pl Fort Worth, TX	3.0	2.0	1550	$2,400	$1.55	43d	1	1.27mi
108 Allencrest Dr White Settlement, TX	2.0	1.5	1025	$1,325	$1.29	24d	1	1.28mi
213 Donald St Fort Worth, TX	2.0	1.0	1025	$1,450	$1.41	43d	1	1.29mi
238 S Las Vegas Trl White Settlement, TX	2.0	1.5	1200	$1,372	$1.14	2d	4	1.29mi
8225 Calmont Ave Fort Worth, TX	3.0	1.0–2.5	1075	$1,950	$1.81	6d	20	1.30mi
140 S Las Vegas Trl White Settlement, TX	2.0	1.5	1200	$1,299	$1.08	24d	1	1.30mi
101 S Las Vegas Trl Fort Worth, TX	2.0	1.5	1016	$1,250	$1.23	43d	1	1.31mi
2900 Broadmoor Dr Fort Worth, TX	1.0–4.0	1.0–2.0	1074	$1,434	$1.33	15d	1	1.33mi
2109 Remington St Fort Worth, TX	2.0	1.0–2.5	1075	$1,565	$1.46	1d	4	1.38mi
6760 Calmont Ave Fort Worth, TX	1.0–2.0	1.0	713	$1,375	$1.93	20d	2	1.39mi
6509 Hickock Dr Fort Worth, TX	2.0	3.0	1240	$1,600	$1.29	43d	1	1.40mi
6509 Hickock Dr Unit 2C Fort Worth, TX	2.0	2.5	1240	$1,500	$1.21	43d	1	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $189,000 Active 99 DOM
2. 2026-06-17
   days on market $189,000 Active 98 DOM
3. 2026-06-16
   days on market $189,000 Active 97 DOM
4. 2026-06-15
   days on market $189,000 Active 96 DOM
5. 2026-06-13
   days on market $189,000 Active 94 DOM
6. 2026-06-09
   days on market $189,000 Active 90 DOM
7. 2026-06-08
   days on market $189,000 Active 89 DOM
8. 2026-06-07
   days on market $189,000 Active 88 DOM
9. 2026-06-04
   days on market $189,000 Active 85 DOM
10. 2026-06-03
    days on market $189,000 Active 84 DOM
11. 2026-06-02
    days on market $189,000 Active 83 DOM
12. 2026-06-01
    days on market $189,000 Active 82 DOM
13. 2026-05-31
    days on market $189,000 Active 81 DOM
14. 2026-03-11
    listed $189,000 Active 506-char remark

    Show marketing remark (506 chars)

    The home was remodeled prior to renting. It is a single family home in a great location with FOUR bedrooms! The fourth bedroom is separate from the others and could be an office, den or game room. There is also a room in the garage that could be a shop or a great man cave. It also has a huge backyard. Appliances are included just not installed in these pics. The home is tenant occupied paying $1595 a month in a month to month lease. Great affordable home or investment property. Being sold AS IS.

15. 2025-03-27
    historical
16. 2024-12-20
    listed $239,900 Active
17. 2024-09-04
    historical $1,595
18. 2024-08-14
    price $1,595
19. 2024-08-06
    price $1,695
20. 2024-07-27
    price $1,750
21. 2024-07-14
    price $1,825
22. 2024-06-19
    listed $1,995
23. 2023-01-12
    historical
24. 2022-08-10
    price $249,000
25. 2022-07-27
    listed $268,000 Active
26. 2002-04-03
    soldstatus
27. 1997-07-11
    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: $3,589 · $299/mo
• Projected year-2 tax: $3,589 · $299/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $21,990
• − Mortgage interest: −$10,587
• − Property taxes: −$3,589
• − Insurance: −$945
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,498
• Taxable loss: −$2,147
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,460/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: White Settlement ISD
• NCES district ID: 4845540
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $56,055
• Composite: 34.63/100
• National rank: #5151
• State rank: #396 of 826 in TX

Livability — White Settlement

• Score: 74/100
• State rank: #188
• US rank: #4855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Settlement, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

-29.5% since first listed

14 events — show timeline

• 2026-03-11 Listed $189,000 NTREIS
• 2025-03-27 Listing Removed — NTREIS
• 2024-12-20 Listed $239,900 NTREIS
• 2024-09-04 Rental Removed $1,595 NTREIS
• 2024-08-14 Price Changed $1,595 NTREIS
• 2024-08-06 Price Changed $1,695 NTREIS
• 2024-07-27 Price Changed $1,750 NTREIS
• 2024-07-14 Price Changed $1,825 NTREIS
• 2024-06-19 Listed for Rent $1,995 NTREIS
• 2023-01-12 Listing Removed — NTREIS
• 2022-08-10 Price Changed $249,000 NTREIS
• 2022-07-27 Listed $268,000 NTREIS
• 2002-04-03 Sold (Public Records) — Public Records
• 1997-07-11 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,589 · -18.5% YoY. Source: county tax records.