556 Greenway Dr · Saginaw, TX 76179

$225,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 5 Days on market

Built 1982 7,275 sqft lot Est $275k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• 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

Listing remarks MLS

Here's a great opportunity! Make cosmetic repairs to match your personal taste. Living room with pretty brick wood-burning fireplace, kitchen features good wood cabinets and a convenient pantry, walk-in closet in master, master located in back of house for privacy, large backyard, major appliances included, convenient location close to schools and stores.

Key facts

• Detached shed
• 7,275 sq ft lot
• 2 garage spots

Tags

• DETACHED SHED
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Other: Property type: Residential single family; Subdivision: Saginaw North Add
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Garage faces front; Covered parking for 2 vehicles; No carport spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Sidewalk
• Home design: Single family residence; One level; Residential property in a subdivision
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1982
• Exterior features: Gutters; Storage; Front porch; Patio; Wood fenced backyard; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Built-in cabinets; Corian/Corian-type countertops in primary bath (countertops noted)
• Bedrooms: Primary bedroom with walk-in closet; Two additional bedrooms
• Bathrooms: Two full bathrooms; Primary ensuite bathroom with built-in cabinets and Corian-type countertop
• Heating & cooling: Central heating (electric); Central electric air conditioning
• Interior features: Cable TV available; Walk-in closet(s); Fireplace in living room; Built-in cabinets; Separate utility room
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Utility room / separate utility room

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 $30 ($362/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 $224k (0.4% below list).
• Recommended offer: $224k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); Wayside Middle (math 42% / reading 42%, grade D-, #572 of 1,662 statewide, top 36%, 1,077 students, 39% FRL); Boswell H S (math 49% / reading 62%, grade C, #364 of 1,632 statewide, top 23%, 2,547 students, 37% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $224,087 (0.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $275,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Cole Ave	0.11mi	3/2.0	1,489 (-9%)	2mo	$249,900	$168	78
524 Cole Ave	0.09mi	3/2.0	1,451 (-11%)	3mo	$245,000	$169	74
501 Fox Dr	0.19mi	4/3.0 (+1)	1,745 (+6%)	2mo	$279,900	$160	70
1133 Park Center Ct	0.30mi	3/2.0	1,782 (+9%)	3mo	$260,500	$146	69
1300 N Creek Dr	0.16mi	3/2.0	1,414 (-14%)	2mo	$249,000	$176	68
512 Meadow St	0.33mi	4/2.0 (+1)	1,752 (+7%)	2mo	$274,900	$157	66
824 Bridle Trl	0.68mi	4/2.0 (+1)	1,660 (+1%)	2mo	$289,000	$174	59
400 Candlestick Trl	0.67mi	3/2.0	1,538 (-6%)	2mo	$250,000	$163	57
8220 Buck Mountain Pass	0.62mi	4/2.0 (+1)	1,724 (+5%)	1mo	$279,900	$162	56
4553 High Cotton Trl	0.69mi	3/2.0	1,535 (-6%)	1mo	$265,000	$173	56
8805 Highland Orchard Dr	0.64mi	3/2.0	1,426 (-13%)	0mo	$240,000	$168	49
632 Crestview Ct	0.73mi	3/2.0	1,800 (+10%)	1mo	$318,000	$177	48

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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-37,700
• Equity at exit: $33,548

10-year hold

• IRR: -12.4%
• Equity multiple: 0.32×
• Total profit: $-42,935
• 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 76179

• Rents YoY: 1.5%
• Active inventory: 1074
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,241 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$466 /mo · $5,597/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $30

Break-even live

Break-even rent $2,203

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $94	+0% $30	+5% $-33	+10% $-97
Rent	-10% $-147	-5% $-58	+0% $30	+5% $119	+10% $207
Rate	-1.0pp $144	-0.5pp $87	base $30	+0.5pp $-28	+1.0pp $-87

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 Fox Dr Saginaw, TX	3.0	2.0	1320	$1,845	$1.40	0d	1	0.10mi
425 Park Center Blvd Saginaw, TX	3.0	2.0	1752	$2,045	$1.17	7d	1	0.32mi
701 Saginaw Square Blvd Unit 9128 Saginaw, TX	2.0	2.0	1150	$1,599	$1.39	26d	1	0.45mi
701 Saginaw Square Blvd Fort Worth, TX	2.0	2.0	1140	$1,629	$1.43	6d	1	0.45mi
701 Saginaw Square Blvd Unit 222 Saginaw, TX	2.0	2.0	1139	$1,419	$1.25	26d	1	0.45mi
4536 Skipador Dr Fort Worth, TX	3.0	2.0	1236	$2,000	$1.62	5d	1	0.45mi
725 Gray Wash Dr Unit Labs Fort Worth, TX	3.0	2.0	1888	$2,100	$1.11	26d	1	0.48mi
751 N Saginaw Blvd Unit 2102 Saginaw, TX	2.0	2.0	1139	$1,435	$1.26	14d	1	0.49mi
8408 Buck Mountain Pass Fort Worth, TX	4.0	2.5	2131	$2,375	$1.11	26d	1	0.50mi
8660 Boswell Meadows Dr Fort Worth, TX	3.0	2.0	1298	$1,845	$1.42	3d	1	0.51mi
948 Fenway Ln Saginaw, TX	3.0	2.0	1563	$2,025	$1.30	26d	1	0.53mi
8320 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,999	$1.52	0d	1	0.53mi
1451 Beltmill Pkwy Fort Worth, TX	2.0	1.0–2.0	865	$1,831	$2.12	0d	19	0.56mi
8348 Hawkview Dr Fort Worth, TX	4.0	2.5	2121	$3,000	$1.41	14d	1	0.60mi
912 Fenway Ln Saginaw, TX	3.0	2.0	1627	$2,000	$1.23	19d	1	0.61mi
912 Fenway Ln Saginaw, TX	3.0	2.0	1627	$2,000	$1.23	26d	1	0.61mi
136 Cranz Farm Dr Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.62mi
8204 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1638	$2,100	$1.28	4d	1	0.63mi
140 Cranz Farm Dr Fort Worth, TX	4.0	2.5	2013	$2,700	$1.34	26d	1	0.63mi
152 Cranz Farm Dr Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.64mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	14d	1	0.64mi
4749 Swan Neck Dr Fort Worth, TX	4.0	2.0	1802	$2,200	$1.22	0d	1	0.65mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	3.0	1947	$2,195	$1.13	26d	1	0.66mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	2.5	1947	$2,195	$1.13	9d	1	0.66mi
1505 Sutter Mill Rd Fort Worth, TX	4.0	2.5	2013	$2,700	$1.34	26d	1	0.66mi
8633 Star Thistle Dr Fort Worth, TX	3.0	2.0	1777	$2,000	$1.13	18d	1	0.68mi
219 Cranz Farm Dr Fort Worth, TX	4.0	2.5	2013	$2,700	$1.34	26d	1	0.71mi
225 Sutter Mill Rd Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.72mi
4817 Cedar Springs Dr Fort Worth, TX	3.0	2.0	1388	$1,809	$1.30	18d	1	0.72mi
8916 Highland Orchard Dr Fort Worth, TX	3.0	2.5	1776	$2,135	$1.20	0d	1	0.73mi
228 Sutter Mill Rd Fort Worth, TX	4.0	2.5	2013	$2,700	$1.34	26d	1	0.74mi
232 Sutter Mill Rd Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.74mi
229 Cranz Farm Dr Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.74mi
1421 Twin Forks Dr Fort Worth, TX	3.0–4.0	2.0–2.5	1790	$2,395	$1.34	3d	1	0.74mi
236 Sutter Mill Rd Fort Worth, TX	3.0	2.0	1567	$2,395	$1.53	26d	1	0.75mi
4705 Harlequin Dr Fort Worth, TX	4.0	2.0	1721	$2,300	$1.34	26d	1	0.75mi
235 Cranz Farm Dr Fort Worth, TX	4.0	2.5	2013	$2,700	$1.34	26d	1	0.76mi
244 Sutter Mill Rd Fort Worth, TX	4.0	2.5	2013	$2,700	$1.34	26d	1	0.76mi
248 Sutter Mill Rd Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.77mi
261 Sutter Mill Rd Fort Worth, TX	4.0	2.5	1940	$2,600	$1.34	26d	1	0.77mi

Listing history 4 events

1. 2026-06-21
   days on market $225,000 Active 5 DOM
2. 2026-06-18
   days on market $225,000 Active 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $225,000 Active 1 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: $5,597 · $466/mo
• Projected year-2 tax: $5,597 · $466/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $26,890
• − Mortgage interest: −$12,603
• − Property taxes: −$5,597
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$6,545
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $1,150/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

+181.6% since first listed

7 events — show timeline

• 2026-06-16 Listed $225,000 NTREIS
• 2010-05-06 Sold (Public Records) — Public Records
• 2010-04-26 Sold (MLS) — NTREIS
• 2010-03-30 Listing Removed — NTREIS
• 2010-03-15 Listed $79,900 NTREIS
• 1997-06-16 Sold (Public Records) — Public Records
• 1996-01-04 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,597 · +10.8% YoY. Source: county tax records.