305 Cambridge Dr · Saginaw, TX 76179

$596,000

8 bd · 4.0 ba · 4,176 sqft · MultiFamily public records · 44 Days on market

Built 1982 0.32 ac lot Est $597k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.6/15.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Imm. maintained, 100% occupied fourplex in excellent Eagle Mountain Saginaw ISD. This is a 1 owner with the same property managment for the last 25 years! All units leased for $750 to reliable tenants. Excellent care on exterior and interior including total new HVAC, new duct work, superior insulation. Avg Elec Bill under $100 mo. Strong cash flow! Residential Financing Avail. - Live in one unit with three rented = pay for building and live free!

Key facts

• Private patio
• Private fenced yard
• 0.32 acre lot

Tags

• CASH-FLOWING FOURPLEX
• TOWNHOME-STYLE FLOORPLANS
• OPEN-CONCEPT LIVING AREA
• PRIVATE FENCED YARD
• PRIVATE PATIO
• RECENT MAKE-READY UPDATES

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $596k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $335/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $596k).
• Recommended offer: $578k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.2% in Saginaw — 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 76/100 on livability (#112 in TX, #3,623 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bryson El (math 23% / reading 27%, grade F, #3,013 of 4,322 statewide, top 70%, 547 students, 63% FRL) — zoned schools average 63% FRL vs 36% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Eagle Mt-Saginaw ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 1050 active listings in the ZIP; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $7,288/mo this rent would consume 81% of the median local household income ($107k/yr) (locally 1494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 44 days — a 3% lower offer ($578k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $578,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $597,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Cambridge Dr	0.00mi	8/6.0	4,176 (0%)	1mo	$596,000	$143	91

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-21,774
• Equity at exit: $88,866

10-year hold

• IRR: 4.3%
• Equity multiple: 1.29×
• Total profit: $49,165
• Equity at exit: $51,531

Cash invested: $166,880 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1050
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $7,288 high
• Mortgage (P&I): −$3,125
• Tax from tax record: −$1,045 /mo · $12,537/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,530
• Net cashflow: $1,339

Break-even live

Break-even rent $5,593

Max offer price $596,000

Occupancy floor 77%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$7,288
Total (4 units)			$7,288

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: $149,000
• Closing costs: $17,880
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-05
   status Pending
2. 2026-03-07
   historical Active Option Contract
3. 2026-02-20
   listed $596,000 Active
4. 2013-03-04
   soldstatus
5. 2013-02-28
   soldstatus Closed 450-char remark

   Show marketing remark (450 chars)

   Imm. maintained, 100% occupied fourplex in excellent Eagle Mountain Saginaw ISD. This is a 1 owner with the same property managment for the last 25 years! All units leased for $750 to reliable tenants. Excellent care on exterior and interior including total new HVAC, new duct work, superior insulation. Avg Elec Bill under $100 mo. Strong cash flow! Residential Financing Avail. - Live in one unit with three rented = pay for building and live free!

6. 2013-02-19
   status Pending 450-char remark

   Show marketing remark (450 chars)

   Imm. maintained, 100% occupied fourplex in excellent Eagle Mountain Saginaw ISD. This is a 1 owner with the same property managment for the last 25 years! All units leased for $750 to reliable tenants. Excellent care on exterior and interior including total new HVAC, new duct work, superior insulation. Avg Elec Bill under $100 mo. Strong cash flow! Residential Financing Avail. - Live in one unit with three rented = pay for building and live free!

7. 2013-02-15
   historical Active Option Contract 450-char remark

   Show marketing remark (450 chars)

   Imm. maintained, 100% occupied fourplex in excellent Eagle Mountain Saginaw ISD. This is a 1 owner with the same property managment for the last 25 years! All units leased for $750 to reliable tenants. Excellent care on exterior and interior including total new HVAC, new duct work, superior insulation. Avg Elec Bill under $100 mo. Strong cash flow! Residential Financing Avail. - Live in one unit with three rented = pay for building and live free!

8. 2012-12-11
   listed $256,900 Active 450-char remark

   Show marketing remark (450 chars)

   Imm. maintained, 100% occupied fourplex in excellent Eagle Mountain Saginaw ISD. This is a 1 owner with the same property managment for the last 25 years! All units leased for $750 to reliable tenants. Excellent care on exterior and interior including total new HVAC, new duct work, superior insulation. Avg Elec Bill under $100 mo. Strong cash flow! Residential Financing Avail. - Live in one unit with three rented = pay for building and live free!

9. 1983-01-04
   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: $12,537 · $1,045/mo
• Projected year-2 tax: $12,537 · $1,045/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,456
• − Mortgage interest: −$33,385
• − Property taxes: −$12,537
• − Insurance: −$2,980
• − Repairs & maintenance: −$6,996
• − Management: −$6,996
• − Depreciation: −$17,338
• Taxable income: $7,222
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $14,334/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 of 826 in TX

Livability — Saginaw

• Score: 76/100
• State rank: #112
• US rank: #3623

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: Saginaw, TX
• County: Tarrant County · 2,033,669 people
• City population: 56,322
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

+132.0% since first listed

9 events — show timeline

• 2026-04-05 Pending — NTREIS
• 2026-03-07 Contingent — NTREIS
• 2026-02-20 Listed $596,000 NTREIS
• 2013-03-04 Sold (Public Records) — Public Records
• 2013-02-28 Sold (MLS) — NTREIS
• 2013-02-19 Pending — NTREIS
• 2013-02-15 Contingent — NTREIS
• 2012-12-11 Listed $256,900 NTREIS
• 1983-01-04 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $12,537 · -12.2% YoY. Source: county tax records.