6609 Yolanda Dr · Fort Worth, TX 76112

$204,900

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 103 Days on market

Built 1983 7,579 sqft lot $138/sqft · 20% below area Est $257k · 20% under ↓ 8% since listing

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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 +9.2/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DIY and TLC Family Starter Home in need of cosmetic updates. Don’t miss this diamond in the rough! This charming one-owner home offers 3 generously sized bedrooms and 2 bathrooms in an inviting open-concept layout. Vaulted ceilings and a thoughtful split-bedroom design create an airy, spacious feel throughout. The private owner’s suite is a true retreat, featuring a tray ceiling, ensuite bath, and a massive dream walk-in closet. The family room, anchored by a classic brick fireplace and wet bar, provides the perfect setting for cozy evenings at home. Step outside to a private backyard designed for effortless outdoor living and entertainment. Ideally located just minutes from the Fort Worth Cultural District, major hospitals, shopping, downtown Fort Worth, and downtown Arlington. You’ll also enjoy close proximity to major sports and entertainment venues including AT&T Stadium, Globe Life Park, and Texas Live. Commuting is a breeze with easy access to I-30, I-20, TX-121, 183, and Loop 820. Prime nearby schools include Nolan Catholic High School, Young Women’s Leadership Academy, International Leadership of Texas, Uplift Summit International, and Fort Worth Country Day School.

Key facts

• Private owners suite
• Private backyard
• Easy access to i-30

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE OWNERS SUITE
• MASSIVE DREAM WALK-IN CLOSET
• CLASSIC BRICK FIREPLACE
• PRIVATE BACKYARD
• EASY ACCESS TO I-30

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (10.0% below list).
• Recommended offer: $178k (13.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime 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.
• Market conditions: Rents soft (-0.4%/yr); 168 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 38% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 103 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% 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 $177,957 (13.1% 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. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.90% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 9.3

CMA / ARV

• ARV (median comp): $256,779
• List price: $204,900
• Delta: -20.20%
• 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
6508 Callahan Ct	0.26mi	3/2.0	1,534 (+4%)	0mo	$279,999	$183	81
6401 Normandy Rd	0.31mi	4/2.0 (+1)	1,485 (+0%)	1mo	$258,500	$174	79
6632 Ellis Rd	0.15mi	3/2.0	1,596 (+8%)	1mo	$255,900	$160	79
1432 Barron Ln	0.59mi	3/2.0	1,421 (-4%)	1mo	$270,000	$190	65
1721 Meadow Lane Ter	0.71mi	3/2.0	1,459 (-1%)	1mo	$269,900	$185	64
2120 Nottingham Blvd	0.42mi	3/2.0	1,623 (+10%)	2mo	$259,900	$160	63
1612 Warren Ln	0.55mi	3/2.0	1,598 (+8%)	2mo	$250,000	$156	60
6200 Kentwood Pl	0.63mi	3/2.5	1,560 (+5%)	1mo	$190,000	$122	59
1954 Mims St	0.46mi	3/2.0	1,697 (+15%)	1mo	$265,000	$156	53
1916 Canterbury Cir	0.54mi	3/2.0	1,676 (+13%)	2mo	$299,900	$179	51
1417 Warren Ln	0.69mi	3/2.0	1,261 (-15%)	1mo	$250,000	$198	43
7258 Brentwood Stair Rd	0.74mi	3/2.0	1,684 (+14%)	2mo	$269,000	$160	41

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: -25.5%
• Equity multiple: 0.16×
• Total profit: $-48,177
• Equity at exit: $30,551

10-year hold

• IRR: -38.1%
• Equity multiple: -0.30×
• Total profit: $-74,759
• Equity at exit: $17,716

Cash invested: $57,372 (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 76112

• Home prices YoY: -32.0%
• Rents YoY: -0.4%
• Active inventory: 168
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$450 /mo · $5,403/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-153

Break-even live

Break-even rent $2,038

Max offer price $177,957

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-95	+0% $-153	+5% $-211	+10% $-269
Rent	-10% $-298	-5% $-225	+0% $-153	+5% $-80	+10% $-7
Rate	-1.0pp $-49	-0.5pp $-100	base $-153	+0.5pp $-206	+1.0pp $-260

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Milam St Fort Worth, TX	4.0	2.0	1590	$1,999	$1.26	26d	1	0.28mi
2121 Handley Dr Fort Worth, TX	2.0–3.0	1.0–2.0	1085	$1,399	$1.29	0d	4	0.29mi
2120 Handley Dr Fort Worth, TX	1.0–3.0	1.0–2.0	966	$1,875	$1.94	0d	7	0.31mi
2100 E Loop 820 Fort Worth, TX	2.0–3.0	1.0–2.0	1070	$1,690	$1.58	0d	37	0.36mi
2120 Nottingham Blvd Fort Worth, TX	3.0	2.0	1623	$2,100	$1.29	5d	1	0.42mi
1508 Grantland Cir Fort Worth, TX	3.0	2.0	1600	$2,250	$1.41	16d	1	0.44mi
6805 Terbet Ct Fort Worth, TX	3.0	2.0	1609	$2,295	$1.43	8d	1	0.47mi
1608 Mims St Fort Worth, TX	3.0	2.0	1560	$1,900	$1.22	14d	1	0.48mi
1608 Mims St Fort Worth, TX	4.0	2.0	1560	$1,900	$1.22	45d	1	0.48mi
1509 Terbet Ln Fort Worth, TX	4.0	3.0	1364	$2,500	$1.83	45d	1	0.52mi
6237 Warrington Pl Fort Worth, TX	3.0	2.0	1629	$1,929	$1.18	8d	1	0.62mi
1712 Meadowlane Ter Unit 1301585P Fort Worth, TX	3.0	2.0	1593	$2,954	$1.85	0d	1	0.71mi
6617 Greenlee St Fort Worth, TX	2.0	1.0	1050	$1,499	$1.43	22d	1	0.72mi
6008 Shelton St Fort Worth, TX	3.0	2.0	1780	$1,500	$0.84	26d	1	0.76mi
2708 Hunter St Fort Worth, TX	2.0	1.0	987	$1,550	$1.57	26d	1	0.76mi
6901 Greenlee St Fort Worth, TX	3.0	2.0	1394	$1,850	$1.33	0d	1	0.77mi
6001 Oakland Hills Dr Unit 511 Fort Worth, TX	2.0	2.0	971	$1,048	$1.08	0d	1	0.80mi
6800 Beaty St Fort Worth, TX	3.0	2.0	1465	$1,925	$1.31	8d	1	0.89mi
6011 Oakland Hills Dr Fort Worth, TX	1.0–2.0	1.0–2.0	801	$1,527	$1.91	0d	29	0.89mi
5930 Chimney Wood Cir Fort Worth, TX	3.0	2.5	1800	$3,500	$1.94	4d	1	0.91mi
2521 Putnam St Fort Worth, TX	3.0	1.5	1105	$1,750	$1.58	45d	1	0.92mi
6050 Oakland Hills Dr Fort Worth, TX	1.0–3.0	1.0–2.0	925	$1,615	$1.75	0d	38	0.93mi
6001 Oakland Hills Dr Unit 6058 Fort Worth, TX	2.0	2.0	971	$1,165	$1.20	15d	1	0.98mi
5720 Meadowbrook Dr Unit 202 Fort Worth, TX	2.0	2.0	919	$1,350	$1.47	45d	1	1.00mi
7000 John T White Rd Fort Worth, TX	1.0–2.0	1.0–2.0	943	$1,358	$1.44	0d	4	1.01mi
5809 Chimney Wood Cir Fort Worth, TX	3.0	2.0	1817	$2,250	$1.24	0d	1	1.03mi
7040 John T White Rd Fort Worth, TX	1.0–2.0	1.0–2.0	911	$1,495	$1.64	15d	27	1.04mi
7301 Ederville Rd Fort Worth, TX	1.0–2.0	1.0–2.0	874	$1,592	$1.82	0d	15	1.07mi
6028 Stoneybrook Dr Fort Worth, TX	2.0	1.5	892	$1,199	$1.34	19d	1	1.09mi
2913 Hunter St Fort Worth, TX	2.0	1.0	1000	$1,595	$1.59	20d	1	1.12mi
2721 Janice Ln Fort Worth, TX	2.0	1.0	1016	$1,495	$1.47	45d	1	1.18mi
7405 Skylight Dr Fort Worth, TX	3.0	2.0	1337	$2,040	$1.53	45d	1	1.20mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	5d	1	1.20mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	26d	1	1.20mi
2607 Yeager St Fort Worth, TX	3.0	2.0	1170	$1,995	$1.71	15d	1	1.20mi
7305 Anderson Blvd Fort Worth, TX	3.0	2.0	1750	$1,800	$1.03	5d	1	1.22mi
5950 Boca Raton Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	854	$1,349	$1.58	0d	25	1.22mi
924 Marist Dr Fort Worth, TX	4.0	2.0	1787	$2,295	$1.28	7d	1	1.22mi
924 Marist Dr Fort Worth, TX	4.0	2.0	1606	$2,295	$1.43	0d	1	1.22mi
5700 Boca Raton Blvd Fort Worth, TX	1.0–2.0	1.0–2.0	891	$1,565	$1.76	3d	18	1.22mi

Listing history 17 events

1. 2026-06-17
   status $204,900 Pending 103 DOM
2. 2026-06-16
   days on market $204,900 Active Contingent 103 DOM
3. 2026-06-15
   days on market $204,900 Active Contingent 102 DOM
4. 2026-06-13
   days on market $204,900 Active Contingent 100 DOM
5. 2026-06-09
   days on market $204,900 Active Contingent 96 DOM
6. 2026-06-08
   days on market $204,900 Active Contingent 95 DOM
7. 2026-06-07
   days on market $204,900 Active Contingent 94 DOM
8. 2026-06-04
   days on market $204,900 Active Contingent 91 DOM
9. 2026-06-03
   days on market $204,900 Active Contingent 90 DOM
10. 2026-06-02
    days on market $204,900 Active Contingent 89 DOM
11. 2026-06-02
    statusdays on market $204,900 Active Contingent 88 DOM
12. 2026-05-31
    days on market $204,900 Active Option Contract 87 DOM
13. 2026-05-10
    historical Active Option Contract 1224-char remark

    Show marketing remark (1224 chars)

    DIY and TLC Family Starter Home in need of cosmetic updates. Don’t miss this diamond in the rough! This charming one-owner home offers 3 generously sized bedrooms and 2 bathrooms in an inviting open-concept layout. Vaulted ceilings and a thoughtful split-bedroom design create an airy, spacious feel throughout. The private owner’s suite is a true retreat, featuring a tray ceiling, ensuite bath, and a massive dream walk-in closet. The family room, anchored by a classic brick fireplace and wet bar, provides the perfect setting for cozy evenings at home. Step outside to a private backyard designed for effortless outdoor living and entertainment. Ideally located just minutes from the Fort Worth Cultural District, major hospitals, shopping, downtown Fort Worth, and downtown Arlington. You’ll also enjoy close proximity to major sports and entertainment venues including AT&T Stadium, Globe Life Park, and Texas Live. Commuting is a breeze with easy access to I-30, I-20, TX-121, 183, and Loop 820. Prime nearby schools include Nolan Catholic High School, Young Women’s Leadership Academy, International Leadership of Texas, Uplift Summit International, and Fort Worth Country Day School.

14. 2026-03-14
    price $229,900 1224-char remark

    Show marketing remark (1224 chars)

    DIY and TLC Family Starter Home in need of cosmetic updates. Don’t miss this diamond in the rough! This charming one-owner home offers 3 generously sized bedrooms and 2 bathrooms in an inviting open-concept layout. Vaulted ceilings and a thoughtful split-bedroom design create an airy, spacious feel throughout. The private owner’s suite is a true retreat, featuring a tray ceiling, ensuite bath, and a massive dream walk-in closet. The family room, anchored by a classic brick fireplace and wet bar, provides the perfect setting for cozy evenings at home. Step outside to a private backyard designed for effortless outdoor living and entertainment. Ideally located just minutes from the Fort Worth Cultural District, major hospitals, shopping, downtown Fort Worth, and downtown Arlington. You’ll also enjoy close proximity to major sports and entertainment venues including AT&T Stadium, Globe Life Park, and Texas Live. Commuting is a breeze with easy access to I-30, I-20, TX-121, 183, and Loop 820. Prime nearby schools include Nolan Catholic High School, Young Women’s Leadership Academy, International Leadership of Texas, Uplift Summit International, and Fort Worth Country Day School.

15. 2026-03-04
    listed $249,900 Active 1224-char remark

    Show marketing remark (1224 chars)

    DIY and TLC Family Starter Home in need of cosmetic updates. Don’t miss this diamond in the rough! This charming one-owner home offers 3 generously sized bedrooms and 2 bathrooms in an inviting open-concept layout. Vaulted ceilings and a thoughtful split-bedroom design create an airy, spacious feel throughout. The private owner’s suite is a true retreat, featuring a tray ceiling, ensuite bath, and a massive dream walk-in closet. The family room, anchored by a classic brick fireplace and wet bar, provides the perfect setting for cozy evenings at home. Step outside to a private backyard designed for effortless outdoor living and entertainment. Ideally located just minutes from the Fort Worth Cultural District, major hospitals, shopping, downtown Fort Worth, and downtown Arlington. You’ll also enjoy close proximity to major sports and entertainment venues including AT&T Stadium, Globe Life Park, and Texas Live. Commuting is a breeze with easy access to I-30, I-20, TX-121, 183, and Loop 820. Prime nearby schools include Nolan Catholic High School, Young Women’s Leadership Academy, International Leadership of Texas, Uplift Summit International, and Fort Worth Country Day School.

16. 2013-02-22
    soldstatus
17. 1983-08-15
    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: $5,403 · $450/mo
• Projected year-2 tax: $5,403 · $450/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,141
• − Mortgage interest: −$11,478
• − Property taxes: −$5,403
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,961
• Taxable loss: −$5,267
• Est. tax savings @ 24.0%: +$1,264
• After-tax cash flow: $-566/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 — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,514
• Household income: $57,724
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 3056.0

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 0.69)
• Race & ethnicity: Black 38% Hispanic / Latino 34% White 21% Two or more races 19% Asian 3%
• Hispanic origin (detail): Mexican 28% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Swiss 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 29% Other Indo-European 1% Vietnamese 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: ▼ -158.49%
• Current HPI: 336.6297
• Rent YoY: ▼ -0.43%
• 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

-8.0% since first listed

5 events — show timeline

• 2026-05-10 Contingent — NTREIS
• 2026-03-14 Price Changed $229,900 NTREIS
• 2026-03-04 Listed $249,900 NTREIS
• 2013-02-22 Sold (Public Records) — Public Records
• 1983-08-15 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,403 · -2.4% YoY. Source: county tax records.