1202 Peggy Ln · Kennedale, TX 76060

$225,000

3 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 51 Days on market

Built 1970 0.64 ac lot $104/sqft · 43% below area Est $398k · 43% under ↓ 14% since listing

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!! Substantial Price Improvement!! Calling all renovators and local portfolio builders. This classic 3-bed, 2-bath ranch is one of the lowest-priced entry points into Kennedale. Situated on a rare 0.64-acre oversized lot with mature canopy, this property offers the footprint and framework necessary for either transformation and resale or a solid long-term rental property. Massive potential for a workshop, additional vehicle storage or pool addition to maximize resale value. Property is priced to account for required foundation stabilization and cosmetic updates. Whether you’re looking to build value into your renovated home, flip for a 25%+ margin or create a profitable rental property, the equity spread here is significant. Properties on lots this size rarely hit the open market. Sold As-Is, Where-Is.

Key facts

• Covered porch
• Detached carport
• Tree filled lot

Tags

• TREE FILLED LOT
• WOODBURNING FIREPLACE
• COVERED PORCH
• LARGE BACKYARD
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.9% in Kennedale — 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 70/100 on livability (#340 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kennedale ISD (suburban): math 27% / reading 37% proficiency, ranked #522 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 92 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 51 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (median comp): $398,113
• List price: $225,000
• Delta: -43.48%
• 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
1348 Collett Sublett Rd	0.20mi	3/2.0	2,099 (-3%)	6mo	$429,000	$204	80
1340 Tucker Ln	0.23mi	3/2.0	2,122 (-2%)	10mo	$445,000	$210	77
1308 Tucker Ln	0.18mi	4/2.0 (+1)	2,302 (+6%)	6mo	$450,000	$195	71
1203 Vera Ln	0.14mi	4/3.5 (+1)	2,092 (-4%)	9mo	$350,000	$167	69
1202 Vera Ln	0.11mi	3/2.5	2,379 (+10%)	10mo	$375,000	$158	69
1263 Leanne Ct	0.31mi	3/2.0	2,040 (-6%)	10mo	$350,000	$172	68
1261 Stonehill Ct	0.27mi	3/2.0	1,915 (-12%)	8mo	$335,000	$175	61
1247 Cross Creek Dr	0.25mi	4/2.0 (+1)	2,377 (+10%)	8mo	$384,900	$162	60
1411 Derby Dr	0.54mi	4/2.0 (+1)	2,110 (-3%)	9mo	$385,000	$182	58
1264 Stonehill Ct	0.31mi	4/3.0 (+1)	2,476 (+14%)	5mo	$399,900	$162	49
1046 Cydnie St	0.72mi	4/2.0 (+1)	2,352 (+8%)	5mo	$400,000	$170	43
1039 Cydnie St	0.67mi	4/2.0 (+1)	1,859 (-14%)	4mo	$415,000	$223	36

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 · 5.99% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-20,774
• Equity at exit: $33,548

10-year hold

• IRR: 4.5%
• Equity multiple: 1.38×
• Total profit: $23,984
• Equity at exit: $19,454

Cash invested: $63,000 (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 76060

• Home prices YoY: -5.1%
• Rents YoY: 6.0%
• Active inventory: 92
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $134

Break-even live

Break-even rent $2,097

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $262	-5% $198	+0% $134	+5% $71	+10% $7
Rent	-10% $-45	-5% $45	+0% $134	+5% $224	+10% $314
Rate	-1.0pp $248	-0.5pp $192	base $134	+0.5pp $76	+1.0pp $17

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5900 Aloe Ct Arlington, TX	3.0	2.0	1579	$2,250	$1.42	25d	1	0.27mi
5733 Vandalia Trl Arlington, TX	3.0	2.0	1638	$1,995	$1.22	45d	1	0.27mi
5905 Aloe Ct Arlington, TX	3.0	2.0	1584	$2,235	$1.41	13d	1	0.28mi
5604 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,190	$1.48	8d	1	0.45mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	17d	1	0.46mi
5611 Northstar Ln Arlington, TX	3.0	2.0	1484	$2,125	$1.43	4d	1	0.46mi
3100 Joplin Rd Kennedale, TX	1.0–3.0	1.0–3.0	1151	$2,865	$2.49	2d	45	0.58mi
1045 Cydnie St Kennedale, TX	3.0	2.0	2150	$2,995	$1.39	2d	1	0.71mi
5807 Rock Meadow Trl Arlington, TX	3.0	2.0	2020	$2,175	$1.08	44d	1	0.72mi
5619 Andalusia Trl Arlington, TX	4.0	2.5	2337	$2,650	$1.13	25d	1	0.80mi
5109 Glen Meadow Dr Arlington, TX	4.0	2.0	2277	$2,500	$1.10	25d	1	0.84mi
5601 Chimney Rock Dr Arlington, TX	4.0	2.0	2101	$2,475	$1.18	25d	1	0.86mi
6215 Roby Dr Arlington, TX	3.0	2.5	1720	$2,595	$1.51	44d	1	0.94mi
5104 Conchos Trl Arlington, TX	3.0	2.0	1664	$2,361	$1.42	44d	1	1.02mi
5902 Silverpoint Ct Arlington, TX	4.0	3.0	2094	$2,321	$1.11	2d	1	1.05mi
5300 Stagetrail Dr Arlington, TX	3.0	2.0	1412	$2,005	$1.42	21d	1	1.13mi
6116 Silkcrest Trl Arlington, TX	4.0	2.0	2010	$2,500	$1.24	44d	1	1.13mi
5402 Rimrock Ct Arlington, TX	4.0	2.0	1740	$2,400	$1.38	44d	1	1.20mi
5016 Santa Fe Ct Arlington, TX	3.0	2.0	1487	$2,435	$1.64	5d	1	1.28mi
4819 Gaylewood Ct Arlington, TX	3.0	2.0	1717	$2,250	$1.31	17d	1	1.31mi
4819 Gaylewood Ct Arlington, TX	3.0	2.0	1798	$2,250	$1.25	4d	1	1.31mi
6104 Kelly Elliott Rd Arlington, TX	3.0	2.0	1542	$1,995	$1.29	22d	1	1.34mi
4707 Burning Springs Dr Arlington, TX	3.0	2.0	1497	$2,000	$1.34	7d	1	1.35mi
5933 Sagebrush Trl Arlington, TX	3.0	2.0	1463	$2,159	$1.48	44d	1	1.38mi
6226 Hott Springs Dr Arlington, TX	3.0	2.0	1798	$2,045	$1.14	44d	1	1.39mi
4921 Arborgate Dr Arlington, TX	3.0	2.0	1674	$2,125	$1.27	18d	1	1.43mi
4921 Arborgate Dr Arlington, TX	3.0	2.0	1674	$2,125	$1.27	22d	1	1.43mi
4607 Andalusia Trl Arlington, TX	3.0	2.0	1664	$2,095	$1.26	8d	1	1.44mi
4607 Andalusia Trl Arlington, TX	3.0	2.0	1664	$2,095	$1.26	15d	1	1.44mi
6000 Cool Springs Dr Arlington, TX	3.0	2.0	1955	$2,490	$1.27	44d	1	1.46mi
6217 Cool Springs Dr Arlington, TX	3.0	2.0	1723	$1,965	$1.14	25d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $225,000 Active 51 DOM
2. 2026-06-17
   days on market $225,000 Active 50 DOM
3. 2026-06-16
   days on market $225,000 Active 49 DOM
4. 2026-06-15
   days on market $225,000 Active 48 DOM
5. 2026-06-13
   pricedays on market $225,000 Active 46 DOM
6. 2026-05-02
   price $240,000 838-char remark

   Show marketing remark (838 chars)

   INVESTOR SPECIAL!! Substantial Price Improvement!! Calling all renovators and local portfolio builders. This classic 3-bed, 2-bath ranch is one of the lowest-priced entry points into Kennedale. Situated on a rare 0.64-acre oversized lot with mature canopy, this property offers the footprint and framework necessary for either transformation and resale or a solid long-term rental property. Massive potential for a workshop, additional vehicle storage or pool addition to maximize resale value. Property is priced to account for required foundation stabilization and cosmetic updates. Whether you’re looking to build value into your renovated home, flip for a 25%+ margin or create a profitable rental property, the equity spread here is significant. Properties on lots this size rarely hit the open market. Sold As-Is, Where-Is.

7. 2026-03-26
   listed $279,000 Active 838-char remark

   Show marketing remark (838 chars)

   INVESTOR SPECIAL!! Substantial Price Improvement!! Calling all renovators and local portfolio builders. This classic 3-bed, 2-bath ranch is one of the lowest-priced entry points into Kennedale. Situated on a rare 0.64-acre oversized lot with mature canopy, this property offers the footprint and framework necessary for either transformation and resale or a solid long-term rental property. Massive potential for a workshop, additional vehicle storage or pool addition to maximize resale value. Property is priced to account for required foundation stabilization and cosmetic updates. Whether you’re looking to build value into your renovated home, flip for a 25%+ margin or create a profitable rental property, the equity spread here is significant. Properties on lots this size rarely hit the open market. Sold As-Is, Where-Is.

ⓘ 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: $4,596 · $383/mo
• Projected year-2 tax: $4,596 · $383/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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,208
• − Mortgage interest: −$12,603
• − Property taxes: −$4,596
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$6,545
• Taxable loss: −$2,016
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $2,097/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: Kennedale ISD
• NCES district ID: 4825500
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $70,497
• Composite: 29.79/100
• National rank: #6427
• State rank: #522 of 826 in TX

Livability — Kennedale

• Score: 70/100
• State rank: #340
• US rank: #7441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennedale, TX
• County: Tarrant County · 2,033,669 people
• City population: 9,444
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,444
• Household income: $119,156
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 244.0

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 0.61)
• Race & ethnicity: White 57% Black 19% Hispanic / Latino 16% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 5% Slovak 2% Subsaharan African 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 11% Vietnamese 2% Other Indo-European 2%

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: ▼ -14.02%
• Current HPI: 261.8007
• Rent YoY: ▲ 5.99%
• 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

-14.0% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $240,000 NTREIS
• 2026-03-26 Listed $279,000 NTREIS

Property tax history

+1.6%/yr

Latest (2025): $4,596 · +8.6% YoY. Source: county tax records.