1501 Gentle Wind Dr · Arlington, TX 76018

$229,500

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 57 Days on market

Built 1982 6,882 sqft lot $216/sqft · 6% below area Est $243k · 6% 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).

• Cash flow +11.6/30.0
• ARV discount +10.0/15.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Charming 2-Bed, 1-Bath Home in Prime Arlington Location! Cozy and updated, this well-maintained 2 bedroom, 1 bathroom home features laminate floors, fresh paint, newer siding, and a spacious living area with a bar area—perfect for entertaining. The large fenced backyard offers plenty of room for relaxing or hosting guests. Centrally located, you’re just minutes from top-rated schools, shopping, and dining. Ideal for a first-time buyer or investor, this home sits in a high-demand rental area, offering both comfort and potential income. A perfect blend of style, location, and opportunity!

Key facts

• Laminate floors
• Spacious living area
• Newer siding

Tags

• LAMINATE FLOORS
• NEWER SIDING
• LARGE FENCED BACKYARD
• SPACIOUS LIVING AREA
• BAR AREA
• TOP-RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (9.6% below list).
• Recommended offer: $207k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Fitzgerald El (math 36% / reading 37%, grade F, #1,883 of 4,322 statewide, top 44%, 531 students, 86% FRL); Ousley J H (math 37% / reading 49%, grade D-, #540 of 1,662 statewide, top 33%, 876 students, 78% FRL); Bowie H S (math 29% / reading 36%, grade F, #1,029 of 1,632 statewide, top 64%, 2,391 students, 68% FRL) — zoned schools average 77% FRL vs 60% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 80 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $7k 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 57 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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: 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 $207,490 (9.6% 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 57 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.90% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (median comp): $243,191
• List price: $229,500
• Delta: -5.63%
• 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
5326 Creek Valley Dr	0.03mi	3/1.0	1,115 (+5%)	1mo	$250,000	$224	90
5504 Creekridge Dr	0.28mi	2/2.0 (-1)	1,076 (+1%)	2mo	$198,000	$184	74
1433 Spring Willow Dr	0.07mi	3/1.5	1,191 (+12%)	1mo	$180,000	$151	74
1625 Gentle Wind Dr	0.12mi	3/2.0	1,121 (+6%)	9mo	$246,000	$219	73
5522 Portsmouth Dr	0.31mi	3/2.0	1,069 (+1%)	9mo	$210,000	$196	73
1404 Thackery Dr	0.43mi	3/2.0	1,069 (+1%)	8mo	$250,000	$234	68
1415 Colonnade Dr	0.19mi	3/1.0	1,200 (+13%)	3mo	$225,000	$188	67
5530 Four Winds Dr	0.33mi	3/2.0	1,176 (+11%)	9mo	$230,000	$196	55
1702 Fieldstone Ct	0.70mi	3/1.0	994 (-6%)	3mo	$245,000	$246	54
1404 Woodfern Dr	0.67mi	3/2.0	1,184 (+11%)	1mo	$260,000	$220	44
1403 Legget St	0.58mi	3/2.0	1,208 (+14%)	8mo	$268,500	$222	40
1419 Woodfern Dr	0.67mi	3/2.0	1,220 (+15%)	5mo	$200,000	$164	36

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 · 1.39% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-44,908
• Equity at exit: $34,219

10-year hold

• IRR: -17.8%
• Equity multiple: 0.10×
• Total profit: $-57,628
• Equity at exit: $19,843

Cash invested: $64,260 (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 76018

• Home prices YoY: -2.8%
• Rents YoY: 1.4%
• Active inventory: 80
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$411 /mo · $4,932/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-71

Break-even live

Break-even rent $2,165

Max offer price $216,968

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $-6	+0% $-71	+5% $-136	+10% $-201
Rent	-10% $-235	-5% $-153	+0% $-71	+5% $11	+10% $93
Rate	-1.0pp $45	-0.5pp $-13	base $-71	+0.5pp $-130	+1.0pp $-191

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 Gentle Wind Dr Arlington, TX	3.0	1.0	1191	$2,000	$1.68	20d	1	0.01mi
5503 Creek Valley Dr Arlington, TX	2.0	1.0	1063	$1,795	$1.69	45d	1	0.11mi
5416 Spring Willow Dr Arlington, TX	4.0	2.0	1441	$1,899	$1.32	12d	1	0.14mi
5532 Four Winds Dr Arlington, TX	3.0	2.0	1285	$1,930	$1.50	3d	1	0.31mi
1805 Crimson Ct Arlington, TX	3.0	2.0	1314	$1,925	$1.46	45d	1	0.69mi
4806 Shadyway Dr Arlington, TX	3.0	2.0	1357	$2,300	$1.69	26d	1	0.78mi
6406 Brookglen Dr Arlington, TX	3.0	2.0	1320	$2,185	$1.66	45d	1	1.21mi
4450 S State Highway 360 Grand Prairie, TX	2.0–4.0	2.0–3.0	1477	$2,736	$1.85	4d	11	1.27mi
529 Nightshade Dr Arlington, TX	3.0	2.0	1208	$1,950	$1.61	45d	1	1.30mi
529 Nightshade Dr Arlington, TX	3.0	2.0	1208	$1,950	$1.61	0d	1	1.30mi
734 Port Richmond Way Arlington, TX	3.0	2.0	1424	$2,050	$1.44	45d	1	1.34mi
708 Port Richmond Way Arlington, TX	3.0	2.0	1180	$1,900	$1.61	12d	1	1.44mi
405 Lemon Dr Arlington, TX	3.0	2.0	1371	$1,875	$1.37	14d	1	1.46mi
6202 Tidewater Dr Arlington, TX	3.0	2.0	1424	$2,100	$1.47	21d	1	1.47mi
405 Myrtle Dr Arlington, TX	3.0	2.0	1371	$2,100	$1.53	9d	1	1.48mi

Listing history 14 events

1. 2026-05-04
   price $229,500 608-char remark

   Show marketing remark (608 chars)

   Charming 2-Bed, 1-Bath Home in Prime Arlington Location! Cozy and updated, this well-maintained 2 bedroom, 1 bathroom home features laminate floors, fresh paint, newer siding, and a spacious living area with a bar area—perfect for entertaining. The large fenced backyard offers plenty of room for relaxing or hosting guests. Centrally located, you’re just minutes from top-rated schools, shopping, and dining. Ideal for a first-time buyer or investor, this home sits in a high-demand rental area, offering both comfort and potential income. A perfect blend of style, location, and opportunity!

2. 2026-03-31
   listed $235,000 Active 608-char remark

   Show marketing remark (608 chars)

   Charming 2-Bed, 1-Bath Home in Prime Arlington Location! Cozy and updated, this well-maintained 2 bedroom, 1 bathroom home features laminate floors, fresh paint, newer siding, and a spacious living area with a bar area—perfect for entertaining. The large fenced backyard offers plenty of room for relaxing or hosting guests. Centrally located, you’re just minutes from top-rated schools, shopping, and dining. Ideal for a first-time buyer or investor, this home sits in a high-demand rental area, offering both comfort and potential income. A perfect blend of style, location, and opportunity!

3. 2023-09-27
   historical $2,040
4. 2023-09-22
   listed $2,040
5. 2023-08-21
   soldstatus
6. 2023-08-18
   soldstatus Closed 464-char remark

   Show marketing remark (464 chars)

   Back on the market. Buyer got cold feet…Adorable 2bedroom 1 bath Cape Cod cottage style home on a large corner lot with pool size backyard that backs up to an elementary school. It will need some updates but will make a wonderful starter home or an investment property. Property to be sold AS-IS. Seller will do no repairs. Seller is leaving the wood flooring that's in the garage, boxes of white subway tiles, refrigerator, washer and dryer with the house.

7. 2023-08-04
   status Pending 464-char remark

   Show marketing remark (464 chars)

   Back on the market. Buyer got cold feet…Adorable 2bedroom 1 bath Cape Cod cottage style home on a large corner lot with pool size backyard that backs up to an elementary school. It will need some updates but will make a wonderful starter home or an investment property. Property to be sold AS-IS. Seller will do no repairs. Seller is leaving the wood flooring that's in the garage, boxes of white subway tiles, refrigerator, washer and dryer with the house.

8. 2023-08-01
   historical Active Option Contract 464-char remark

   Show marketing remark (464 chars)

   Back on the market. Buyer got cold feet…Adorable 2bedroom 1 bath Cape Cod cottage style home on a large corner lot with pool size backyard that backs up to an elementary school. It will need some updates but will make a wonderful starter home or an investment property. Property to be sold AS-IS. Seller will do no repairs. Seller is leaving the wood flooring that's in the garage, boxes of white subway tiles, refrigerator, washer and dryer with the house.

9. 2023-07-28
   status Active 464-char remark

   Show marketing remark (464 chars)

   Back on the market. Buyer got cold feet…Adorable 2bedroom 1 bath Cape Cod cottage style home on a large corner lot with pool size backyard that backs up to an elementary school. It will need some updates but will make a wonderful starter home or an investment property. Property to be sold AS-IS. Seller will do no repairs. Seller is leaving the wood flooring that's in the garage, boxes of white subway tiles, refrigerator, washer and dryer with the house.

10. 2023-07-28
    historical Active Option Contract 464-char remark

    Show marketing remark (464 chars)

    Back on the market. Buyer got cold feet…Adorable 2bedroom 1 bath Cape Cod cottage style home on a large corner lot with pool size backyard that backs up to an elementary school. It will need some updates but will make a wonderful starter home or an investment property. Property to be sold AS-IS. Seller will do no repairs. Seller is leaving the wood flooring that's in the garage, boxes of white subway tiles, refrigerator, washer and dryer with the house.

11. 2023-07-11
    listed $228,900 Active 464-char remark

    Show marketing remark (464 chars)

    Back on the market. Buyer got cold feet…Adorable 2bedroom 1 bath Cape Cod cottage style home on a large corner lot with pool size backyard that backs up to an elementary school. It will need some updates but will make a wonderful starter home or an investment property. Property to be sold AS-IS. Seller will do no repairs. Seller is leaving the wood flooring that's in the garage, boxes of white subway tiles, refrigerator, washer and dryer with the house.

12. 2015-05-18
    soldstatus
13. 2004-05-18
    soldstatus
14. 1991-06-25
    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: $4,932 · $411/mo
• Projected year-2 tax: $4,932 · $411/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 4/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,899
• − Mortgage interest: −$12,856
• − Property taxes: −$4,932
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,676
• Taxable loss: −$4,696
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $276/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): 26,834
• Household income: $88,288
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 598.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Hispanic / Latino 34% Black 24% White 23% Asian 14% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 0%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 22% Vietnamese 11% French/Haitian/Cajun 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: ▼ -8.64%
• Current HPI: 296.8765
• Rent YoY: ▲ 1.39%
• 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

+0.3% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $229,500 NTREIS
• 2026-03-31 Listed $235,000 NTREIS
• 2023-09-27 Rental Removed $2,040 NTREIS
• 2023-09-22 Listed for Rent $2,040 NTREIS
• 2023-08-21 Sold (Public Records) — Public Records
• 2023-08-18 Sold (MLS) — NTREIS
• 2023-08-04 Pending — NTREIS
• 2023-08-01 Contingent — NTREIS
• 2023-07-28 Relisted — NTREIS
• 2023-07-28 Contingent — NTREIS
• 2023-07-11 Listed $228,900 NTREIS
• 2015-05-18 Sold (Public Records) — Public Records
• 2004-05-18 Sold (Public Records) — Public Records
• 1991-06-25 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,932 · +0.0% YoY. Source: county tax records.