734 Bluebonnet Dr · Keller, TX 76248

$785,000

8 bd · 4.0 ba · 4,232 sqft · MultiFamily public records · 90 Days on market

Built 1984 8,189 sqft lot Est $829k · 5% 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).

• Cash flow +12.6/30.0
• ARV discount +9.9/15.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• 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

Rare fourplex in Keller!!! 100% occupied! Near Keller High School. Units rented for $650 each. Notice big price reduction.

Key facts

• 8,189 sq ft lot
• 4 parking spots
• Built 1984

Property features AI

Finance

• Other: 1 building with 4 total units; 100% occupancy
• Financial info: Gross annual income: $67,200; Gross annual expenses: $12,500; Insurance expense: $12,000; Net operating income: $54,700; Capitalization rate: 6.97%
• HOA & community: No association

Exterior

• Parking: Assigned parking; 4 parking spaces
• Utilities: Cable available; City water; City sewer; Not in a municipal utility district
• Home design: Residential income property (quadruplex); Two levels; Complex name: 734 Bluebonnet; Subdivision: Meadowlands Add
• Construction: Built in 1984; Brick and siding construction; Asphalt roof; Slab foundation
• Exterior features: City water; City sewer

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 8 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 8 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $785k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative. Per door: $-26/mo.
• To cash-flow at today's rent, offer at most $766k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $647k (17.5% below list).
• Recommended offer: $647k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% in Keller — 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 (#15 in TX, #1,130 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living F.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Keller-Harvel El (math 57% / reading 52%, grade C, #621 of 4,322 statewide, top 15%, 484 students, 28% FRL); Keller Middle (math 68% / reading 70%, grade A, #69 of 1,662 statewide, top 4%, 921 students, 10% FRL); Keller H S (math 68% / reading 83%, grade A-, #78 of 1,632 statewide, top 5%, 3,089 students, 8% FRL) — zoned schools at 15% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 52% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Keller ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 250 active listings in the ZIP; high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• At $6,474/mo this rent would consume 45% of the median local household income ($172k/yr) (locally 816% 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 $5k of loan paydown is wiped out by about $24k 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 90 days — a 6% lower offer ($738k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $647,400 (17.5% 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 90 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $829,472
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Bluebonnet Dr	0.04mi	8/6.0	3,878 (-8%)	13mo	$759,900	$196	66
207 Pate Orr Rd N	0.11mi	8/6.0	3,878 (-8%)	21mo	$745,000	$192	56

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 · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-139,517
• Equity at exit: $117,046

10-year hold

• IRR: -12.2%
• Equity multiple: 0.31×
• Total profit: $-152,671
• Equity at exit: $67,872

Cash invested: $219,800 (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 76248

• Rents YoY: 2.1%
• Active inventory: 250
• Price-to-rent: 40.4×

Monthly cashflow live

• Estimated rent: $6,474 high
• Mortgage (P&I): −$4,117
• Tax from tax record: −$776 /mo · $9,317/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,360
• Net cashflow: $-106

Break-even live

Break-even rent $6,608

Max offer price $766,332

Occupancy floor 97%

Sensitivity live

Price	-10% $339	-5% $117	+0% $-106	+5% $-328	+10% $-550
Rent	-10% $-617	-5% $-361	+0% $-106	+5% $150	+10% $406
Rate	-1.0pp $290	-0.5pp $94	base $-106	+0.5pp $-309	+1.0pp $-516

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$6,476
Total (4 units)			$6,474

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $785,000 Active 90 DOM
2. 2026-06-18
   days on market $785,000 Active 87 DOM
3. 2026-06-17
   days on market $785,000 Active 86 DOM
4. 2026-06-16
   days on market $785,000 Active 85 DOM
5. 2026-06-15
   remarks 189-char remark
6. 2026-06-15
   listed $785,000 Active 84 DOM

ⓘ 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: $9,317 · $776/mo
• Projected year-2 tax: $14,366 · $1,197/mo
• Expected delta: +$5,048/yr (+$421/mo · 54.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $77,688
• − Mortgage interest: −$43,972
• − Property taxes: −$9,317
• − Insurance: −$3,925
• − Repairs & maintenance: −$6,215
• − Management: −$6,215
• − Depreciation: −$22,836
• Taxable loss: −$14,793
• Est. tax savings @ 24.0%: +$3,550
• After-tax cash flow: $2,282/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: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 of 826 in TX

Livability — Keller

• Score: 82/100
• State rank: #15
• US rank: #1130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keller, TX
• County: Tarrant County · 2,033,669 people
• City population: 40,936
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 40,936
• Household income: $171,804
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 816.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Asian 7% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 8% Other Asian/Pacific 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: ▼ -190.93%
• Current HPI: 265.7163
• Rent YoY: ▲ 2.14%
• 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

+202.5% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $785,000 NTREIS
• 2026-06-15 Relisted — NTREIS
• 2026-01-22 Listed $745,000 NTREIS
• 2024-07-28 Rental Removed $1,495 APPFOLIO
• 2024-06-07 Listed for Rent $1,495 APPFOLIO
• 2008-08-18 Sold (Public Records) — Public Records
• 2008-08-18 Sold (MLS) — NTREIS
• 2008-07-28 Listing Removed — NTREIS
• 2008-07-10 Listed $255,000 NTREIS
• 2006-01-05 Sold (Public Records) — Public Records
• 2005-12-29 Sold (MLS) — NTREIS
• 2005-11-01 Listing Removed — NTREIS
• 2005-09-10 Listed $259,500 NTREIS
• 1987-10-14 Sold (Public Records) — Public Records
• 1986-04-03 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $9,317 · -25.4% YoY. Source: county tax records.