2224 Brigadoon Ct · Arlington, TX 76013

$170,000

2 bd · 1.0 ba · 1,243 sqft · Townhouse public records · 150 Days on market

Built 1975 4,008 sqft lot $137/sqft · 22% below area Est $218k · 22% 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 +15.0/15.0
• Cash flow +10.1/30.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated SELLER $$Priced to sell $$$ , located in one of Arlington’s most sought-after areas, this property is a rare opportunity for buyers looking to create their dream home or invest in a high-demand area. This charming residence offers tons of potential with a spacious layout and maturity of the area. With a low-maintenance lot. With great bones and endless possibilities, it’s ideal for those wanting to add personal touches or take advantage of a prime location near top Arlington amenities—shopping, dining, parks, and major highways. Whether you’re an investor, a first-time buyer ready for a project, or someone looking to customize a forever home, This home delivers location, value, and opportunity all in one. Bring your vision and make this Arlington gem shine!

Key facts

• Low maintenance lot
• Prime location
• Spacious layout

Tags

• SPACIOUS LAYOUT
• LOW MAINTENANCE LOT
• PRIME LOCATION
• TOP ARLINGTON AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (13.4% below list).
• Recommended offer: $147k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dunn El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 607 students, 72% FRL); Bailey J H (math 26% / reading 40%, grade F, #930 of 1,662 statewide, top 57%, 762 students, 66% FRL); Arlington H S (math 24% / reading 48%, grade F, #930 of 1,632 statewide, top 57%, 2,538 students, 67% FRL).
• Market conditions: Rents soft (-0.1%/yr); 148 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 150 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,290 (13.4% 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 150 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.87% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 9.6

CMA / ARV

• ARV (median comp): $218,380
• List price: $170,000
• Delta: -22.15%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2224 Brigadoon Ct	0.00mi	2/2.0	1,243 (0%)	1mo	$170,000	$137	95
2245 Spanish Trl	0.03mi	2/1.5	1,288 (+4%)	15mo	$199,995	$155	78
23 Gittiban Pl	0.42mi	2/2.0	1,160 (-7%)	0mo	$229,000	$197	65
25 Gittiban Pl	0.42mi	2/2.0	1,152 (-7%)	4mo	$225,000	$195	61
3506 Smith Barry Rd	0.42mi	2/2.0	1,160 (-7%)	12mo	$215,000	$185	56
4016 Willowrun Ln	0.53mi	2/2.5	1,411 (+14%)	22mo	$263,000	$186	28
4040 Cottage Park Ct	0.57mi	3/2.5 (+1)	1,380 (+11%)	21mo	$259,000	$188	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.20×
• Total profit: $-38,140
• Equity at exit: $25,348

10-year hold

• IRR: -32.4%
• Equity multiple: -0.21×
• Total profit: $-57,762
• Equity at exit: $14,698

Cash invested: $47,600 (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 76013

• Rents YoY: -0.1%
• Active inventory: 148
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$891
• Tax from tax record: −$301 /mo · $3,612/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-100

Break-even live

Break-even rent $1,599

Max offer price $152,380

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-52	+0% $-100	+5% $-148	+10% $-196
Rent	-10% $-216	-5% $-158	+0% $-100	+5% $-42	+10% $17
Rate	-1.0pp $-14	-0.5pp $-57	base $-100	+0.5pp $-144	+1.0pp $-189

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Chase Ct Unit 2233 Dalworthington Gardens, TX	3.0	2.5	1500	$1,800	$1.20	6d	1	0.14mi
4015 Park Square Dr Arlington, TX	2.0	1.0	800	$1,050	$1.31	24d	1	0.40mi
2115 Park Springs Cir Unit 2166 Arlington, TX	1.0	1.0	708	$994	$1.40	45d	1	0.45mi
2115 Park Springs Cir Unit 2172 Arlington, TX	2.0	2.0	840	$1,221	$1.45	18d	1	0.45mi
4001 Hamilton Cir Unit 2121 Arlington, TX	2.0	2.0	830	$1,224	$1.47	0d	1	0.48mi
4001 Hamilton Cir Unit 4058 Arlington, TX	2.0	2.0	830	$1,183	$1.43	0d	1	0.48mi
4001 Hamilton Cir Unit 4034 Arlington, TX	3.0	2.0	1250	$1,874	$1.50	45d	1	0.48mi
4001 Hamilton Cir Unit 3121 Arlington, TX	3.0	2.0	1250	$1,823	$1.46	0d	1	0.48mi
2115 Park Springs Cir Arlington, TX	1.0–2.0	1.0–2.0	743	$1,214	$1.63	9d	32	0.49mi
2115 Park Springs Cir Arlington, TX	2.0	2.0	940	$1,334	$1.42	45d	1	0.49mi
2115 Park Springs Cir Arlington, TX	1.0	1.0	708	$961	$1.36	18d	1	0.49mi
2612 Cinnamon Park Cir Arlington, TX	1.0–3.0	1.0–2.0	813	$1,438	$1.77	0d	19	0.50mi
4013 Hamilton Cir Arlington, TX	2.0	2.0	1030	$1,499	$1.46	45d	1	0.50mi
2618 Cinnamon Park Cir Arlington, TX	2.0	2.0	896	$1,656	$1.85	45d	1	0.52mi
2024 Park Springs Blvd Arlington, TX	1.0	1.0	718	$1,084	$1.51	26d	1	0.56mi
4021 Randy Dr Arlington, TX	3.0	2.0	1418	$1,900	$1.34	9d	1	0.57mi
4029 Randy Dr Arlington, TX	1.0	1.0	718	$1,084	$1.51	20d	1	0.58mi
4029 Randy Dr Arlington, TX	2.0	2.0	1016	$1,219	$1.20	15d	1	0.58mi
4046 Woodland Park Blvd Arlington, TX	1.0–3.0	1.0–2.0	1012	$1,276	$1.26	45d	3	0.61mi
3206 Green Tee Dr Unit 3212-127 Pantego, TX	2.0	1.5	1271	$1,449	$1.14	16d	1	0.62mi
3206 Green Tee Dr Unit 3216-140 Pantego, TX	2.0	2.0	986	$1,249	$1.27	21d	1	0.62mi
2303 Lido Ln Arlington, TX	2.0	2.0	900	$1,500	$1.67	22d	1	1.00mi
2319 Indigo Ln Arlington, TX	2.0	2.0	1062	$1,600	$1.51	9d	1	1.01mi
2508 Lido Ln Arlington, TX	2.0	2.0	1019	$1,450	$1.42	19d	1	1.06mi
4610 Sausalito Dr Arlington, TX	3.0	2.0	1300	$1,900	$1.46	45d	1	1.08mi
4621 Sausalito Dr Arlington, TX	2.0	2.0	1040	$1,625	$1.56	14d	1	1.10mi
2715 Parkchester Dr Unit 2715 Arlington, TX	2.0	2.0	1000	$1,750	$1.75	26d	1	1.13mi
2735 Saint George Pl Unit 2735 Arlington, TX	2.0	2.0	1032	$1,675	$1.62	26d	1	1.22mi
2735 Saint George Pl Arlington, TX	2.0	2.0	1032	$1,675	$1.62	19d	1	1.22mi
2818 Lynnwood Dr Arlington, TX	1.0	1.0	810	$1,085	$1.34	45d	1	1.22mi
2015 Warnford Pl Arlington, TX	3.0	2.0	1350	$1,800	$1.33	45d	1	1.25mi
2800 Lynnwood Dr Arlington, TX	2.0	1.0–2.0	855	$1,605	$1.88	0d	25	1.29mi
2017 Paisley Dr Unit A Arlington, TX	2.0	1.5	1100	$1,395	$1.27	26d	1	1.42mi
2017 Paisley Dr Apt D Arlington, TX	2.0	1.5	1100	$1,395	$1.27	9d	1	1.42mi
907 S Bowen Rd Arlington, TX	3.0	2.0	1404	$2,050	$1.46	45d	1	1.42mi
2214 Lavern St Unit B Arlington, TX	3.0	1.0	1100	$1,650	$1.50	20d	1	1.43mi

Listing history 8 events

1. 2026-05-08
   status Pending 810-char remark

   Show marketing remark (810 chars)

   Motivated SELLER $$Priced to sell $$$ , located in one of Arlington’s most sought-after areas, this property is a rare opportunity for buyers looking to create their dream home or invest in a high-demand area. This charming residence offers tons of potential with a spacious layout and maturity of the area. With a low-maintenance lot. With great bones and endless possibilities, it’s ideal for those wanting to add personal touches or take advantage of a prime location near top Arlington amenities—shopping, dining, parks, and major highways. Whether you’re an investor, a first-time buyer ready for a project, or someone looking to customize a forever home, This home delivers location, value, and opportunity all in one. Bring your vision and make this Arlington gem shine!

2. 2026-03-24
   price $170,000 810-char remark

   Show marketing remark (810 chars)

   Motivated SELLER $$Priced to sell $$$ , located in one of Arlington’s most sought-after areas, this property is a rare opportunity for buyers looking to create their dream home or invest in a high-demand area. This charming residence offers tons of potential with a spacious layout and maturity of the area. With a low-maintenance lot. With great bones and endless possibilities, it’s ideal for those wanting to add personal touches or take advantage of a prime location near top Arlington amenities—shopping, dining, parks, and major highways. Whether you’re an investor, a first-time buyer ready for a project, or someone looking to customize a forever home, This home delivers location, value, and opportunity all in one. Bring your vision and make this Arlington gem shine!

3. 2026-02-03
   price $190,000 810-char remark

   Show marketing remark (810 chars)

   Motivated SELLER $$Priced to sell $$$ , located in one of Arlington’s most sought-after areas, this property is a rare opportunity for buyers looking to create their dream home or invest in a high-demand area. This charming residence offers tons of potential with a spacious layout and maturity of the area. With a low-maintenance lot. With great bones and endless possibilities, it’s ideal for those wanting to add personal touches or take advantage of a prime location near top Arlington amenities—shopping, dining, parks, and major highways. Whether you’re an investor, a first-time buyer ready for a project, or someone looking to customize a forever home, This home delivers location, value, and opportunity all in one. Bring your vision and make this Arlington gem shine!

4. 2025-12-09
   listed $200,000 Active 810-char remark

   Show marketing remark (810 chars)

   Motivated SELLER $$Priced to sell $$$ , located in one of Arlington’s most sought-after areas, this property is a rare opportunity for buyers looking to create their dream home or invest in a high-demand area. This charming residence offers tons of potential with a spacious layout and maturity of the area. With a low-maintenance lot. With great bones and endless possibilities, it’s ideal for those wanting to add personal touches or take advantage of a prime location near top Arlington amenities—shopping, dining, parks, and major highways. Whether you’re an investor, a first-time buyer ready for a project, or someone looking to customize a forever home, This home delivers location, value, and opportunity all in one. Bring your vision and make this Arlington gem shine!

5. 2006-01-13
   soldstatus
6. 2006-01-03
   soldstatus 147-char remark

   Show marketing remark (147 chars)

   Good floor plan in good location with, double sinks in master, good closet and storage space. Wet bar, woodburning fireplace and side entry garage.

7. 2005-11-23
   historical 147-char remark

   Show marketing remark (147 chars)

   Good floor plan in good location with, double sinks in master, good closet and storage space. Wet bar, woodburning fireplace and side entry garage.

8. 2005-11-10
   listed $74,500 147-char remark

   Show marketing remark (147 chars)

   Good floor plan in good location with, double sinks in master, good closet and storage space. Wet bar, woodburning fireplace and side entry garage.

ⓘ 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: $3,612 · $301/mo
• Projected year-2 tax: $3,612 · $301/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,675
• − Mortgage interest: −$9,523
• − Property taxes: −$3,612
• − Insurance: −$850
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,945
• Taxable loss: −$4,083
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $-217/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 35,715
• Household income: $70,471
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1683.0

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 55% Hispanic / Latino 18% Black 14% Two or more races 11% Asian 10%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 5% Other Asian/Pacific 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: ▼ -256.90%
• Current HPI: 257.252
• Rent YoY: ▼ -0.08%
• 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

+128.2% since first listed

8 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-03-24 Price Changed $170,000 NTREIS
• 2026-02-03 Price Changed $190,000 NTREIS
• 2025-12-09 Listed $200,000 NTREIS
• 2006-01-13 Sold (Public Records) — Public Records
• 2006-01-03 Sold (MLS) — NTREIS
• 2005-11-23 Listing Removed — NTREIS
• 2005-11-10 Listed $74,500 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $3,612 · +10.0% YoY. Source: county tax records.