9616 Verite St · Saginaw, TX 76179

$253,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 37 Days on market

Built 2025 Excellent condition 4,792 sqft lot Est $265k · at est. $42/mo HOA · 2% of rent ↓ 4% since listing

---

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 +12.3/30.0
• ARV discount +9.4/15.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Kitson

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Subdivision: Northpointe; Directions: Coming north on Business 287 - Saginaw - Main, left on Heritage Trace Pkwy, keep straight on Heritage Trace Pkwy
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: Mandatory association; Annual association fee assessed (fee reported); Association provides full use of facilities, grounds maintenance, and management services

Exterior

• Parking: Attached 2-car garage (garage faces rear, 2-car single door; approximate width 20', length 18'); 2 covered parking spaces
• Security: Burglar alarm; Carbon monoxide detector(s); Fire alarm; Prewired security; Smoke detector(s)
• Utilities: City water; City sewer; Concrete curbs and sidewalks; Not in a municipal utility district
• Home design: Single-family residence; One story; New construction (incomplete, 2025); Not attached to another property; Deed restrictions
• Construction: Brick and fiber cement exterior; Composition roof; Slab foundation; Year built 2025 (new construction - incomplete)
• Exterior features: Covered porch(es); Wood fencing; Landscaped interior lot; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Built-in cabinets; Eat-in kitchen with island; Natural stone/granite countertops; Walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave
• Bedrooms: Primary bedroom on level 1 with dual sinks, linen closet, and walk-in closet; Three additional bedrooms on level 1
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High-speed internet available; Walk-in closet(s); Other
• Laundry & utility: No specific laundry equipment listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-45 ($-540/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (12.7% below list).
• Recommended offer: $222k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Eagle Mountain El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 507 students, 19% FRL); Prairie Vista (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 923 students, 52% FRL); Chisholm Trail H S (math 27% / reading 55%, grade F, #774 of 1,632 statewide, top 49%, 2,493 students, 48% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $8k 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 37 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,809 (12.7% 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 37 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $264,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Hampshire St	0.25mi	4/2.0 (+1)	1,376 (-2%)	2mo	$290,000	$211	79
400 Blue Ridge Trl	0.53mi	3/2.0	1,335 (-5%)	3mo	$268,000	$201	65
425 Ridgecrest Dr	0.66mi	3/2.0	1,388 (-1%)	5mo	$265,000	$191	64
221 Asbury Dr	0.66mi	3/2.0	1,367 (-2%)	3mo	$274,900	$201	62
604 Pinto Ln	0.60mi	4/2.0 (+1)	1,468 (+5%)	0mo	$249,900	$170	59
516 Bailey St	0.50mi	3/2.0	1,524 (+9%)	8mo	$265,000	$174	55
404 Southern Ct	0.40mi	3/1.5	1,193 (-15%)	1mo	$225,000	$189	54
308 Thompson Ct	0.54mi	3/2.0	1,217 (-13%)	2mo	$264,900	$218	51
501 Nathan St	0.57mi	3/2.0	1,584 (+13%)	3mo	$265,000	$167	49
221 Spring Hollow Dr	0.41mi	4/2.0 (+1)	1,609 (+15%)	8mo	$299,999	$186	45
363 Mustang Dr	0.73mi	3/2.0	1,246 (-11%)	4mo	$225,000	$181	44
137 Blue Wood Dr	0.72mi	3/2.0	1,566 (+12%)	9mo	$290,000	$185	40

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-47,245
• Equity at exit: $37,872

10-year hold

• IRR: -15.3%
• Equity multiple: 0.19×
• Total profit: $-57,642
• Equity at exit: $21,961

Cash invested: $71,120 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$317 /mo · $3,810/yr
• Insurance: −$106
• HOA: −$42
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-45

Break-even live

Break-even rent $2,275

Max offer price $247,482

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $43	+0% $-45	+5% $-133	+10% $-221
Rent	-10% $-220	-5% $-133	+0% $-45	+5% $43	+10% $130
Rate	-1.0pp $83	-0.5pp $20	base $-45	+0.5pp $-111	+1.0pp $-178

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Worthy St Saginaw, TX	3.0	1.0	1648	$1,810	$1.10	1d	1	0.33mi
157 Spring Hollow Dr Fort Worth, TX	4.0	2.0	1737	$2,249	$1.29	4d	1	0.37mi
217 Palomino Dr Saginaw, TX	4.0	2.0	1795	$2,000	$1.11	20d	1	0.50mi
508 Alex St Saginaw, TX	3.0	2.0	1496	$1,900	$1.27	1d	1	0.51mi
508 Alex St Saginaw, TX	3.0	2.0	1496	$1,900	$1.27	9d	1	0.51mi
520 Bailey St Saginaw, TX	4.0	2.0	1867	$2,045	$1.10	1d	1	0.53mi
100 Creek Terrace Dr Fort Worth, TX	3.0	2.0	1814	$2,280	$1.26	26d	1	0.55mi
144 Creek Terrace Dr Saginaw, TX	3.0	2.0	1813	$2,195	$1.21	13d	1	0.58mi
125 Cambridge Dr Unit 4 Saginaw, TX	3.0	2.0	1044	$1,495	$1.43	26d	1	0.58mi
317 Taylor St Saginaw, TX	3.0	2.0	1632	$1,985	$1.22	4d	1	0.60mi
820 W McLeroy Blvd Unit 2020 Saginaw, TX	2.0	1.0	1048	$3,495	$3.33	3d	1	0.74mi
404 Asbury Dr Saginaw, TX	3.0	2.0	1166	$1,545	$1.33	26d	1	0.77mi
701 N Saginaw Blvd Saginaw, TX	1.0–2.0	1.0–2.0	1024	$2,326	$2.27	1d	21	0.80mi
804 Willow Wood Dr Saginaw, TX	3.0	2.0	1745	$2,399	$1.37	1d	1	0.85mi
512 Stallion Ln Saginaw, TX	4.0	2.0	1538	$2,050	$1.33	20d	1	0.89mi
524 Buckstone Dr Saginaw, TX	3.0	2.0	1355	$1,975	$1.46	7d	1	0.99mi
632 Condor Trl Fort Worth, TX	3.0	2.0	1658	$2,095	$1.26	9d	1	1.03mi
915 Santa Fe Dr Saginaw, TX	4.0	2.0	1744	$8,950	$5.13	26d	1	1.14mi
206 Hucknall Ct Saginaw, TX	3.0	2.5	1667	$2,529	$1.52	1d	1	1.18mi
912 Fenway Ln Saginaw, TX	3.0	2.0	1627	$2,000	$1.23	19d	1	1.19mi
912 Fenway Ln Saginaw, TX	3.0	2.0	1627	$2,000	$1.23	26d	1	1.19mi
218 Potsgrove Rd Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	1d	1	1.21mi
853 Atchison Dr Saginaw, TX	4.0	2.0	1748	$2,100	$1.20	26d	1	1.22mi
102 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	19d	1	1.22mi
1024 Green Ridge Ter Saginaw, TX	3.0	2.0	1588	$2,025	$1.28	1d	1	1.22mi
101 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,299	$1.54	8d	1	1.23mi
1040 Hillwood Dr Saginaw, TX	3.0	2.0	1853	$1,995	$1.08	8d	1	1.24mi
206 Wingfield Rd Saginaw, TX	4.0	3.0	1865	$2,639	$1.42	1d	1	1.24mi
106 Cherwell Ct Saginaw, TX	3.0	2.5	1667	$2,489	$1.49	8d	1	1.24mi
110 Cherwell Ct Saginaw, TX	4.0	3.0	1865	$2,599	$1.39	14d	1	1.24mi
948 Fenway Ln Saginaw, TX	3.0	2.0	1563	$2,025	$1.30	26d	1	1.25mi
101 Canterbury Dr Saginaw, TX	4.0	2.0	1866	$2,191	$1.17	14d	1	1.25mi
209 Wingfield Rd Saginaw, TX	4.0	3.0	1865	$2,639	$1.42	1d	1	1.26mi
109 Cherwell Ct Saginaw, TX	4.0	3.0	1865	$2,599	$1.39	14d	1	1.26mi
202 Hockliffe Ct Saginaw, TX	4.0	3.0	1865	$2,559	$1.37	14d	1	1.27mi
110 Kimberly Ct Saginaw, TX	4.0	3.0	1865	$2,549	$1.37	24d	1	1.27mi
205 Hockliffe Ct Saginaw, TX	3.0	2.5	1667	$2,439	$1.46	1d	1	1.29mi
421 Commonwealth Dr Fort Worth, TX	3.0	2.0	1699	$2,250	$1.32	7d	1	1.29mi
109 Kimberly Ct Saginaw, TX	4.0	3.0	1865	$2,579	$1.38	24d	1	1.29mi
206 Hardwick Dr Saginaw, TX	3.0–4.0	2.5–3.0	1747	$2,299	$1.32	1d	1	1.29mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 5 events

1. 2026-05-14
   price $253,999
2. 2026-05-14
   status Pending
3. 2026-04-23
   price $255,999
4. 2026-04-08
   price $259,999
5. 2026-04-07
   listed $263,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,617
• − Mortgage interest: −$14,228
• − Property taxes: −$3,810
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$504
• − Depreciation: −$7,389
• Taxable loss: −$4,843
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $622/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhanced landscaping can improve curb appeal and property value
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and property value ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.8% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $253,999 NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-04-23 Price Changed $255,999 NTREIS
• 2026-04-08 Price Changed $259,999 NTREIS
• 2026-04-07 Listed $263,999 NTREIS