204 Overcrest Dr · Benbrook, TX 76126

$289,900

3 bd · 2.0 ba · 1,763 sqft · SingleFamily public records · 29 Days on market

Built 1978 9,017 sqft lot $164/sqft · 8% below area Est $316k · 8% 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).

• ARV discount +11.2/15.0
• Cash flow +10.3/30.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this captivating, move-in ready gem tucked in one of Benbrook's most established neighborhoods — and don't wait, because updated homes like this don't last. Fresh from top to bottom: brand-new roof (2025), luxurious new flooring throughout, and fresh interior paint give this home the feel of a full remodel at a fraction of the price. From the moment you walk in, you'll notice it — impeccable, clean, and upgraded in all the right places. The functional layout offers four well-proportioned bedrooms, beautiful living spaces, and a flow that just works. The backyard is a blank canvas ready for your vision — landscaped and full of potential. Location seals the deal.

Key facts

• Landscaped backyard
• Brand new roof
• New flooring

Tags

• BRAND NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• LANDSCAPED BACKYARD
• QUICK ACCESS TO LOOP 820

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowner association

Exterior

• Parking: Covered parking for 2 vehicles; Driveway; Attached 2-car garage
• Utilities: City water; City sewer
• Home design: Single-family residence; Attached property; One story; Built in 1978
• Construction: Year built 1978
• Exterior features: Lot under 0.5 acre (about 0.207 acres); Subdivision: Westpark Add; Directions: 377 North, left on Overcrest, across from the middle school

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom approximately 12 x 13 (main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Decorative lighting; One living area; One dining area; 8 total rooms; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (19.1% below list).
• Recommended offer: $235k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Benbrook — 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 77/100 on livability (#90 in TX, #3,172 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westpark El (math 58% / reading 56%, grade C+, #505 of 4,322 statewide, top 13%, 711 students, 37% FRL) — zoned schools average 37% FRL vs 73% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 57% at this address vs 23% district-wide (+34 pts) — the actual schools serving this property are materially stronger than the Fort Worth ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 365 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $9k 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 29 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,573 (19.1% 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. Built in 1978 — 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. 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?
5. 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?
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 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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.3

CMA / ARV

• ARV (median comp): $316,075
• List price: $289,900
• Delta: -8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Overcrest Dr	0.00mi	4/2.0 (+1)	1,763 (0%)	0mo	$289,900	$164	95
208 Meadowhill Dr	0.09mi	3/2.0	1,775 (+1%)	3mo	$349,900	$197	92
209 Lansford Dr	0.08mi	3/2.0	1,861 (+6%)	2mo	$365,000	$196	85
9928 Edmund Dr	0.29mi	3/2.0	1,879 (+7%)	3mo	$340,000	$181	73
7529 Whitestone Ranch Rd	0.41mi	3/2.0	1,711 (-3%)	3mo	$315,500	$184	73
10120 Regent Row St	0.40mi	3/2.0	1,826 (+4%)	3mo	$360,000	$197	73
10124 Stoneleigh Dr	0.45mi	3/2.0	1,826 (+4%)	1mo	$349,750	$192	72
5233 Concho Valley Trl	0.75mi	3/2.0	1,820 (+3%)	1mo	$389,990	$214	59
9808 Mullins Crossing Dr	0.67mi	3/2.0	1,664 (-6%)	1mo	$349,000	$210	59
10505 Stonehill Dr	0.50mi	3/2.0	2,000 (+13%)	0mo	$385,000	$193	54
7317 Royal Oak Dr	0.70mi	4/2.0 (+1)	1,866 (+6%)	1mo	$319,900	$171	52
10604 Cobblestone Dr	0.73mi	4/2.0 (+1)	1,866 (+6%)	1mo	$310,000	$166	50

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-60,441
• Equity at exit: $43,225

10-year hold

• IRR: -19.3%
• Equity multiple: 0.03×
• Total profit: $-78,598
• Equity at exit: $25,065

Cash invested: $81,172 (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 76126

• Home prices YoY: -33.4%
• Rents YoY: 1.6%
• Active inventory: 365
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$373 /mo · $4,480/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-161

Break-even live

Break-even rent $2,550

Max offer price $261,412

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10413 Trevino Ln Benbrook, TX	3.0	2.0	1855	$2,495	$1.35	19d	1	0.49mi
10332 Trevino Ln Benbrook, TX	3.0	2.0	1456	$2,400	$1.65	24d	1	0.50mi
7205 Hogan Dr Benbrook, TX	3.0	2.0	1508	$2,400	$1.59	24d	1	0.56mi
7124 Summerset Dr Benbrook, TX	4.0	3.0	1886	$2,200	$1.17	43d	1	0.71mi
9510 Westpark Dr Benbrook, TX	3.0	2.0	1361	$1,942	$1.43	4d	1	0.82mi
9510 Westpark Dr Unit 9543 Benbrook, TX	3.0	2.0	1361	$2,037	$1.50	43d	1	0.82mi
9510 Westpark Dr Unit 3121 Benbrook, TX	3.0	2.0	1361	$1,903	$1.40	3d	1	0.82mi
10449 Orchard Way Fort Worth, TX	1.0–3.0	1.0–2.0	1057	$2,852	$2.70	1d	47	1.43mi
1011 Usher St Benbrook, TX	4.0	2.0	2071	$2,175	$1.05	13d	1	1.46mi
6142 Lavanda Ave Benbrook, TX	3.0	2.0	1369	$2,750	$2.01	5d	1	1.48mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $289,900 Pending 29 DOM
2. 2026-06-04
   days on market $289,900 Active Option Contract 28 DOM
3. 2026-06-03
   days on market $289,900 Active Option Contract 27 DOM
4. 2026-06-02
   days on market $289,900 Active Option Contract 26 DOM
5. 2026-06-01
   days on market $289,900 Active Option Contract 25 DOM
6. 2026-05-31
   days on market $289,900 Active Option Contract 24 DOM
7. 2026-05-15
   historical Active Option Contract 1202-char remark
8. 2026-05-07
   listed $289,900 Active 1202-char remark
9. 2017-04-25
   soldstatus
10. 2017-04-24
    soldstatus
11. 2001-06-29
    soldstatus
12. 1999-11-02
    soldstatus
13. 1999-11-02
    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: $4,480 · $373/mo
• Projected year-2 tax: $5,305 · $442/mo
• Expected delta: +$825/yr (+$69/mo · 18.4%)

ⓘ 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 · 23 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: $28,149
• − Mortgage interest: −$16,239
• − Property taxes: −$4,480
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$8,433
• Taxable loss: −$6,957
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $-266/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 of 826 in TX

Livability — Benbrook

• Score: 77/100
• State rank: #90
• US rank: #3172

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: Benbrook, TX
• County: Tarrant County · 2,033,669 people
• City population: 27,689
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,689
• Household income: $113,905
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 228.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 18% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -130.45%
• Current HPI: 260.2385
• Rent YoY: ▲ 1.61%
• 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

9 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-06-05 Pending — NTREIS
• 2026-05-15 Contingent — NTREIS
• 2026-05-07 Listed $289,900 NTREIS
• 2017-04-25 Sold (Public Records) — Public Records
• 2017-04-24 Sold (Public Records) — Public Records
• 2001-06-29 Sold (Public Records) — Public Records
• 1999-11-02 Sold (Public Records) — Public Records
• 1999-11-02 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,480 · -13.8% YoY. Source: county tax records.