4805 Alandale Dr · Forest Hill, TX 76119

$184,999

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 60 Days on market

Built 1960 6,882 sqft lot $138/sqft · 14% below area Est $216k · 14% 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 +13.9/15.0
• Cash flow +11.5/30.0
• 1% rule +4.3/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1.5-bath property presents a strong investment opportunity with great potential for residual income. Conveniently located just 10 minutes from Arlington and with easy access to major highways 287 and I-20, it offers both accessibility and value. The home is being sold as-is, and no repairs will be made. It’s ideal as a rental property or for a buyer looking to renovate and create a primary residence. Cash offers only. Buyers are responsible for verifying square footage and school district information. All offers must be submitted in writing. Please note that after the property has been viewed and an offer is submitted, the sale is SUBJECT TO COURT APPROVAL, so immediat

Key facts

• 6,882 sq ft lot
• Built 1960
• Listed 60 days

Property features AI

Finance

• Other: Property is for sale; listing status active; possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage; Special listing conditions: Probate listing, third party approval
• HOA & community: No homeowners association

Exterior

• Parking: No carport spaces; No covered parking spaces; Other parking features
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1960
• Exterior features: Lot under 0.5 acre (approx. 0.158 acre); Subdivision: Forest Wood Add; Directions: Exit Anglin and go North to Alandale; turn left on Alandale and property is on the right

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on main level) — primary bedroom 10 x 12; other bedrooms 10 x 10 and 10 x 11
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Interior features: Open floorplan; Two living areas; One dining area; Total of 5 rooms; One-level home
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (6.6% below list).
• Recommended offer: $173k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Forest Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#582 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute 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 (-1.6%/yr); 187 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 40% of the median local income ($51k/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 60 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

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 $172,838 (6.6% 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 60 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.93% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (median comp): $215,604
• List price: $184,999
• Delta: -14.19%
• 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
4809 Melinda Dr	0.11mi	3/1.5	1,417 (+6%)	1mo	$175,000	$124	83
4709 Shady Hill Dr	0.15mi	3/2.0	1,333 (-1%)	12mo	$265,000	$199	82
4533 Forest Glen Dr	0.50mi	3/2.0	1,315 (-2%)	0mo	$265,000	$202	73
4745 Shady Hill Dr Unit N	0.05mi	3/2.0	1,200 (-11%)	13mo	$260,000	$217	69
6413 Embassy Dr	0.29mi	3/2.0	1,424 (+6%)	14mo	$240,000	$169	65
4712 Melinda Dr	0.16mi	4/2.0 (+1)	1,220 (-9%)	9mo	$222,500	$182	65
6408 Crawford Ct	0.71mi	3/2.0	1,343 (+0%)	4mo	$250,000	$186	63
4720 Melinda Dr	0.14mi	4/2.0 (+1)	1,230 (-8%)	13mo	$220,000	$179	63
6516 Melinda Dr	0.44mi	4/2.0 (+1)	1,232 (-8%)	5mo	$239,900	$195	56
6721 Lindale Rd	0.67mi	3/2.0	1,272 (-5%)	12mo	$250,000	$197	51
6505 Rose Ct	0.54mi	3/2.0	1,197 (-11%)	11mo	$215,000	$180	48
6716 Alma St	0.67mi	4/2.0 (+1)	1,230 (-8%)	5mo	$185,000	$150	46

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-38,882
• Equity at exit: $27,584

10-year hold

• IRR: -28.5%
• Equity multiple: -0.12×
• Total profit: $-58,050
• Equity at exit: $15,995

Cash invested: $51,800 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$970
• Tax from tax record: −$380 /mo · $4,564/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-62

Break-even live

Break-even rent $1,807

Max offer price $174,024

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-10	+0% $-62	+5% $-114	+10% $-167
Rent	-10% $-199	-5% $-130	+0% $-62	+5% $6	+10% $74
Rate	-1.0pp $31	-0.5pp $-15	base $-62	+0.5pp $-110	+1.0pp $-159

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Boxwood Ln Fort Worth, TX	3.0	2.5	1298	$1,715	$1.32	45d	1	0.55mi
1704 Magnolia Ln Forest Hill, TX	3.0	2.5	1298	$1,675	$1.29	45d	1	0.57mi
603 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,650	$1.27	26d	1	0.57mi
404 Briarwood Ln Forest Hill, TX	3.0	2.5	1298	$1,775	$1.37	8d	1	0.57mi
6709 Alma St Forest Hill, TX	3.0	2.0	1261	$1,575	$1.25	3d	1	0.62mi
6709 Alma St Forest Hill, TX	3.0	2.0	1261	$1,641	$1.30	8d	1	0.62mi
4516 Windy Ln Forest Hill, TX	3.0	2.0	1296	$1,870	$1.44	3d	1	0.66mi
6840 Margaret Dr Forest Hill, TX	4.0	1.5	1490	$1,650	$1.11	23d	1	0.76mi
7012 Candlewick Ct Forest Hill, TX	3.0	2.0	1615	$1,850	$1.15	0d	1	1.13mi
3429 Falcon Dr Forest Hill, TX	4.0	2.0	1831	$1,945	$1.06	45d	1	1.15mi
3500 Brambleton Pl Forest Hill, TX	3.0	1.5	1190	$1,625	$1.37	45d	1	1.22mi
5237 Flamingo Rd Fort Worth, TX	4.0	2.0	1386	$2,500	$1.80	8d	1	1.22mi
3405 Orchard St Forest Hill, TX	3.0	2.0	1300	$1,325	$1.02	45d	1	1.26mi
3331 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,850	$1.32	9d	1	1.47mi
7299 Forest Hill Dr Forest Hill, TX	3.0	2.0	1400	$1,799	$1.28	45d	1	1.48mi
7299 Forest Hill Dr Forest Hill, TX	3.0	2.0	1402	$1,850	$1.32	26d	1	1.48mi
3319 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	45d	1	1.49mi
3311 Brambleton Hill Pl Forest Hill, TX	3.0	2.5	1400	$1,799	$1.28	19d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   pricedays on market $184,999 Active 60 DOM
2. 2026-06-18
   days on market $185,000 Active 57 DOM
3. 2026-06-17
   days on market $185,000 Active 56 DOM
4. 2026-06-16
   days on market $185,000 Active 55 DOM
5. 2026-06-15
   days on market $185,000 Active 54 DOM
6. 2026-06-13
   days on market $185,000 Active 52 DOM
7. 2026-06-09
   days on market $185,000 Active 48 DOM
8. 2026-06-08
   days on market $185,000 Active 47 DOM
9. 2026-06-07
   days on market $185,000 Active 46 DOM
10. 2026-06-04
    days on market $185,000 Active 43 DOM
11. 2026-06-03
    days on market $185,000 Active 42 DOM
12. 2026-06-02
    days on market $185,000 Active 41 DOM
13. 2026-06-01
    days on market $185,000 Active 40 DOM
14. 2026-05-31
    days on market $185,000 Active 39 DOM
15. 2026-04-20
    listed $185,000 Active 897-char remark

ⓘ 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: $4,564 · $380/mo
• Projected year-2 tax: $4,564 · $380/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 5/10 Major 26% 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: $20,741
• − Mortgage interest: −$10,363
• − Property taxes: −$4,564
• − Insurance: −$925
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$5,382
• Taxable loss: −$3,811
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $169/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 — Forest Hill

• Score: 67/100
• State rank: #582
• US rank: #11106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hill, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

-0.0% since first listed

2 events — show timeline

• 2026-06-19 Price Changed $184,999 NTREIS
• 2026-04-20 Listed $185,000 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $4,564 · -1.5% YoY. Source: county tax records.