7608 Resting Mews · North Richland Hills, TX 76182

$300,000

3 bd · 2.5 ba · 1,497 sqft · Townhouse public records · 85 Days on market

Built 2020 Good condition 1,650 sqft lot $200/sqft · 11% below area Est $338k · 11% under $280/mo HOA · 12% of rent

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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 +12.5/15.0
• Schools +6.2/10.0
• Cash flow +5.5/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed turn-key townhome in the highly sought after Urban Trails community! The two-story 1,497 square feet townhome offers an open concept first floor featuring a beautiful kitchen flowing into the living room filled with natural light creating a spacious and inviting atmosphere. The second floor has three spacious bedrooms and two full bathrooms with beautiful laminate floors installed throughout. The community comes with maintained green space, walking trails, all exterior maintenance including the front yard is included Located within the highly regarded Birdville ISD, this home offers unbeatable accessibility with close proximity to the DART rail station, providing easy access to DFW Airport, downtown Fort Worth, and surrounding areas. This is a rare opportunity to purchase a modern, move-in ready townhome in a prime location with convenience, style, and low maintenance living all in one.

Key facts

• Beautiful kitchen
• Exterior maintenance
• Walking trails

Tags

• OPEN CONCEPT FIRST FLOOR
• BEAUTIFUL KITCHEN
• MAINTAINED GREEN SPACE
• WALKING TRAILS
• EXTERIOR MAINTENANCE
• HIGHLY REGARDED BIRDVILLE ISD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (37.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.6% below list).
• Recommended offer: $187k (37.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: amenities F, commute F, health & safety D-.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smithfield El (math 44% / reading 58%, grade C-, #818 of 4,322 statewide, top 19%, 610 students, 42% FRL); Smithfield Middle (math 80% / reading 59%, grade A, #63 of 1,662 statewide, top 4%, 821 students, 28% FRL); Birdville H S (math 69% / reading 65%, grade B, #163 of 1,632 statewide, top 11%, 2,086 students, 46% FRL).
• Zoned-school proficiency averages 62% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Birdville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.2%/yr); 301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 85 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,155 (37.6% 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 85 days. Have you received any prior offers? Is the seller open to a 38% 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. 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 B-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.13%
• DSCR: 0.59
• GRM: 10.8

CMA / ARV

• ARV (median comp): $337,871
• List price: $300,000
• Delta: -11.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7696 Resting Mews	0.09mi	3/2.5	1,501 (+0%)	0mo	$298,000	$199	95
7628 Resting Mews	0.02mi	3/2.5	1,497 (0%)	15mo	$310,000	$207	87
7604 Rambler Ln	0.03mi	2/2.5 (-1)	1,553 (+4%)	4mo	$349,000	$225	84
8053 Caladium Dr	0.48mi	2/2.5 (-1)	1,519 (+2%)	4mo	$325,000	$214	67
7609 Reis Ln	0.06mi	3/2.5	1,662 (+11%)	15mo	$349,000	$210	66
7565 Reis Ln	0.08mi	3/2.5	1,673 (+12%)	13mo	$330,000	$197	66
8057 Caladium Dr	0.48mi	3/2.5	1,581 (+6%)	8mo	$330,000	$209	61
8005 Caladium Dr	0.42mi	3/2.5	1,691 (+13%)	2mo	$369,000	$218	57
8013 Caladium Dr	0.43mi	2/2.5 (-1)	1,519 (+2%)	19mo	$309,000	$203	57
8065 Caladium Dr	0.49mi	2/1.5 (-1)	1,372 (-8%)	5mo	$320,000	$233	50
8072 Caladium Dr	0.52mi	2/2.5 (-1)	1,384 (-8%)	17mo	$325,000	$235	44
6725 Hewitt St	0.66mi	2/2.0 (-1)	1,303 (-13%)	17mo	$230,000	$177	26

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -33.4%
• Equity multiple: -0.08×
• Total profit: $-90,803
• Equity at exit: $44,731

10-year hold

• IRR: -46.4%
• Equity multiple: -0.64×
• Total profit: $-137,531
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $337,500 ($203/sqft)
• Median days on market: 132 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +11.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76182

• Rents YoY: 2.2%
• Active inventory: 301
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$496 /mo · $5,951/yr
• Insurance: −$125
• HOA: −$280
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-639

Break-even live

Break-even rent $3,132

Max offer price $187,155

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-554	+0% $-639	+5% $-724	+10% $-809
Rent	-10% $-822	-5% $-731	+0% $-639	+5% $-547	+10% $-455
Rate	-1.0pp $-488	-0.5pp $-562	base $-639	+0.5pp $-717	+1.0pp $-796

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: $75,000
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7616 Resting Mews North Richland Hills, TX	3.0	2.5	1512	$2,295	$1.52	12d	1	0.03mi
7640 Resting Mews North Richland Hills, TX	3.0	2.5	1497	$2,450	$1.64	59d	1	0.05mi
7613 Reis Ln North Richland Hills, TX	3.0	2.5	1816	$3,000	$1.65	90d	1	0.09mi
7605 Reis Ln North Richland Hills, TX	2.0	2.5	1662	$2,795	$1.68	120d	1	0.09mi
7605 Reis Ln North Richland Hills, TX	2.0	2.5	1662	$2,575	$1.55	51d	1	0.09mi
7605 Reis Ln North Richland Hills, TX	2.0	2.5	1662	$2,500	$1.50	50d	1	0.09mi
7569 Reis Ln North Richland Hills, TX	3.0	2.5	1816	$2,465	$1.36	0d	1	0.10mi
7561 Reis Ln North Richland Hills, TX	3.0	2.0	1850	$2,595	$1.40	120d	1	0.10mi
7537 Reis Ln North Richland Hills, TX	3.0	2.5	1830	$2,695	$1.47	26d	1	0.12mi
7537 Reis Ln North Richland Hills, TX	3.0	2.5	1845	$2,695	$1.46	35d	1	0.12mi
7705 Reis Ln North Richland Hills, TX	2.0	2.5	1553	$2,600	$1.67	120d	1	0.12mi
6320 Holiday Ln North Richland Hills, TX	3.0	2.0	1215	$1,695	$1.40	94d	1	0.16mi
6308 Christy Ct North Richland Hills, TX	3.0	2.0	1440	$1,950	$1.35	18d	1	0.16mi
7451 N College Cir North Richland Hills, TX	2.0	1.0	1006	$1,550	$1.54	120d	1	0.18mi
7716 Sable Ln North Richland Hills, TX	3.0	2.5	1348	$1,975	$1.47	50d	1	0.20mi
6300 Mark Ct North Richland Hills, TX	3.0	2.0	1440	$2,100	$1.46	54d	1	0.20mi
7514 Connie Ln North Richland Hills, TX	3.0	2.0	1215	$1,795	$1.48	6d	1	0.20mi
7716 Sable Ln Unit 7716 North Richland Hills, TX	3.0	2.5	1348	$1,975	$1.47	59d	1	0.20mi
7718 Sable Ln North Richland Hills, TX	3.0	2.5	1348	$1,975	$1.47	49d	1	0.20mi
6312 Mark Ct North Richland Hills, TX	3.0	2.0	1440	$1,850	$1.28	51d	1	0.21mi
7510 Connie Ln North Richland Hills, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	0.21mi
7510 Connie Ln North Richland Hills, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	0.21mi
6314 Mark Ct North Richland Hills, TX	3.0	2.0	1440	$1,850	$1.28	43d	1	0.21mi
7614 April Ct North Richland Hills, TX	3.0	2.0	1400	$1,895	$1.35	39d	1	0.22mi
7738 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	2d	1	0.27mi
6340 Mark Ct North Richland Hills, TX	3.0	2.0	1215	$1,925	$1.58	59d	1	0.27mi
7704 Jennifer Ln North Richland Hills, TX	2.0	2.0	1080	$1,495	$1.38	116d	1	0.27mi
6412 Sandhurst Ln E North Richland Hills, TX	3.0	2.0	1444	$2,020	$1.40	28d	1	0.29mi
7708 Deaver Dr North Richland Hills, TX	3.0	2.0	1758	$2,345	$1.33	6d	1	0.29mi
7503 April Ln North Richland Hills, TX	3.0	2.0	1215	$1,950	$1.60	33d	1	0.31mi
7501 April Ln North Richland Hills, TX	3.0	2.0	1215	$1,950	$1.60	57d	1	0.31mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,525	$1.42	48d	1	0.36mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	101d	1	0.36mi
6532 Central Ave North Richland Hills, TX	2.0	2.0	1059	$1,700	$1.61	4d	1	0.37mi
6532 Central Ave North Richland Hills, TX	2.0	2.0	1059	$1,700	$1.61	54d	1	0.37mi
7721 Brandi Pl North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	120d	1	0.37mi
7437 Steward Ln North Richland Hills, TX	3.0	2.0	1686	$2,250	$1.33	12d	1	0.38mi
7729 Brandi Pl North Richland Hills, TX	2.0	2.0	1077	$1,700	$1.58	29d	1	0.39mi
6539 Central Ave North Richland Hills, TX	2.0	2.0	1080	$1,595	$1.48	95d	1	0.40mi
7513 Maple Dr North Richland Hills, TX	3.0	2.0	1447	$1,875	$1.30	10d	1	0.41mi

HOA detail $280/mo · $3,360/yr

• Likely covers: exterior maint.

Listing history 19 events

1. 2026-06-24
   days on market $300,000 Active 85 DOM
2. 2026-06-22
   days on market $300,000 Active 83 DOM
3. 2026-06-21
   days on market $300,000 Active 82 DOM
4. 2026-06-18
   days on market $300,000 Active 79 DOM
5. 2026-06-17
   days on market $300,000 Active 78 DOM
6. 2026-06-16
   days on market $300,000 Active 77 DOM
7. 2026-06-15
   days on market $300,000 Active 76 DOM
8. 2026-06-13
   days on market $300,000 Active 74 DOM
9. 2026-06-09
   days on market $300,000 Active 70 DOM
10. 2026-06-08
    days on market $300,000 Active 69 DOM
11. 2026-06-07
    days on market $300,000 Active 68 DOM
12. 2026-06-04
    days on market $300,000 Active 65 DOM
13. 2026-06-03
    days on market $300,000 Active 64 DOM
14. 2026-06-02
    days on market $300,000 Active 63 DOM
15. 2026-06-01
    days on market $300,000 Active 62 DOM
16. 2026-05-31
    days on market $300,000 Active 61 DOM
17. 2026-04-01
    listed $300,000 Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to this beautifully designed turn-key townhome in the highly sought after Urban Trails community! The two-story 1,497 square feet townhome offers an open concept first floor featuring a beautiful kitchen flowing into the living room filled with natural light creating a spacious and inviting atmosphere. The second floor has three spacious bedrooms and two full bathrooms with beautiful laminate floors installed throughout. The community comes with maintained green space, walking trails, all exterior maintenance including the front yard is included Located within the highly regarded Birdville ISD, this home offers unbeatable accessibility with close proximity to the DART rail station, providing easy access to DFW Airport, downtown Fort Worth, and surrounding areas. This is a rare opportunity to purchase a modern, move-in ready townhome in a prime location with convenience, style, and low maintenance living all in one.

18. 2025-04-17
    historical $2,400
19. 2025-04-12
    listed $2,400

ⓘ 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: $5,951 · $496/mo
• Projected year-2 tax: $5,951 · $496/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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,879
• − Mortgage interest: −$16,805
• − Property taxes: −$5,951
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$3,360
• − Depreciation: −$8,727
• Taxable loss: −$12,925
• Est. tax savings @ 24.0%: +$3,102
• After-tax cash flow: $-4,564/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,485–$22,455 screening

This turn-key townhome in Urban Trails offers a good condition with modern amenities and a well-maintained exterior. A fresh coat of paint would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Paint interior walls — Fresh paint improves aesthetics and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Smithfield El C- TX #818/4,322 Nat'l #12,255/41,679 Middle Smithfield Middle A TX #63/1,662 Nat'l #858/14,009 High Birdville H S B TX #163/1,632 Nat'l #2,514/17,239

Schools (NCES district)

• District: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 of 826 in TX

B Composite livability gradescore 71/100

Livability — North Richland Hills

• Score: 71/100
• State rank: #286
• US rank: #6602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Richland Hills, TX
• County: Tarrant County · 2,380,417 people
• City population: 68,613
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,242
• Household income: $120,558
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 8% Arabic 1% Other Indo-European 1%

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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: ▼ -168.20%
• Current HPI: 277.0162
• Rent YoY: ▲ 2.23%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+12400.0% since first listed

3 events — show timeline

• 2026-04-01 Listed $300,000 NTREIS
• 2025-04-17 Rental Removed $2,400 NTREIS
• 2025-04-12 Listed for Rent $2,400 NTREIS

Property tax history

+11.9%/yr

Latest (2025): $5,951 · -19.3% YoY. Source: county tax records.