600 Thompson Dr · Saginaw, TX 76179

$165,000

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 31 Days on market

Built 1967 7,405 sqft lot Est $238k · 31% under ↓ 6% since listing

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Why this score? — see what drove the B- 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate sale, home needs total remodel, roof is bad, hvac needs replaced, perfect property for investor, sold as is

Key facts

• 7,405 sq ft lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Possession: Negotiable
• Financial info: Listing terms include cash and conventional financing; Special listing condition: Probate listing
• HOA & community: No association

Exterior

• Parking: Carport; Covered parking for 2 vehicles; Attached 1-car garage with garage door opener (garage approx. 12' wide x 19' long); Carport spaces: 1
• Security: No specific security features listed
• Utilities: City water; City sewer; Electricity connected; Municipal utility district: No
• Home design: Single-family residence; Single-story (one level); Residential property
• Construction: Built in 1967; Slab foundation
• Exterior features: Curbs; Lot under 0.5 acre (approximately 0.17 acre); Subdivision: Rancho North Add

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Breakfast room adjacent to the kitchen
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: No flooring information provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Wall unit(s) for cooling
• Interior features: Cable TV available; Walk-in closet(s); One living area; One dining area; Six total rooms
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Saginaw El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 333 students, 69% 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 average 56% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 27 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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $237,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Thompson Dr	0.00mi	3/2.0	1,178 (0%)	0mo	$165,000	$140	100
308 Thompson Ct	0.05mi	3/2.0	1,217 (+3%)	2mo	$264,900	$218	90
256 Pimlico Way	0.07mi	3/1.5	1,136 (-4%)	2mo	$239,000	$210	87
404 Southern Ct	0.27mi	3/1.5	1,193 (+1%)	1mo	$225,000	$189	82
409 Opal St	0.24mi	3/2.0	1,140 (-3%)	4mo	$159,900	$140	80
363 Mustang Dr	0.16mi	3/2.0	1,246 (+6%)	4mo	$225,000	$181	79
316 Thompson Dr	0.30mi	3/1.5	1,164 (-1%)	10mo	$235,000	$202	74
363 Opal Ct	0.29mi	3/2.0	1,108 (-6%)	5mo	$225,000	$203	72
432 Indian Crest Dr	0.43mi	3/2.0	1,224 (+4%)	10mo	$250,000	$204	65
400 Blue Ridge Trl	0.32mi	3/2.0	1,335 (+13%)	3mo	$268,000	$201	61
120 Western Ave	0.58mi	3/1.0	1,172 (-0%)	11mo	$249,900	$213	59
824 Opal St	0.31mi	3/2.0	1,307 (+11%)	12mo	$250,000	$191	57

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-9,185
• Equity at exit: $24,602

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $6,997
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$865
• Tax from tax record: −$305 /mo · $3,662/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $320

Break-even live

Break-even rent $1,569

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $413	-5% $367	+0% $320	+5% $273	+10% $227
Rent	-10% $164	-5% $242	+0% $320	+5% $398	+10% $476
Rate	-1.0pp $403	-0.5pp $362	base $320	+0.5pp $277	+1.0pp $234

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 W McLeroy Blvd Unit 2020 Saginaw, TX	2.0	1.0	1048	$3,495	$3.33	3d	1	0.80mi
508 Alex St Saginaw, TX	3.0	2.0	1496	$1,900	$1.27	9d	1	0.84mi
508 Alex St Saginaw, TX	3.0	2.0	1496	$1,900	$1.27	0d	1	0.84mi
125 Cambridge Dr Unit 4 Saginaw, TX	3.0	2.0	1044	$1,495	$1.43	26d	1	1.03mi
1101 Longhorn Rd Fort Worth, TX	3.0	2.0	1315	$1,915	$1.46	4d	1	1.04mi
1101 Longhorn Rd Fort Worth, TX	3.0	2.0	1315	$2,120	$1.61	12d	1	1.04mi
1101 Longhorn Rd Unit 1134 Fort Worth, TX	3.0	2.0	1315	$1,939	$1.47	0d	1	1.04mi
833 White Rock St Saginaw, TX	3.0	2.0	1179	$1,495	$1.27	8d	1	1.04mi
1101 Longhorn Rd Unit 1138 Fort Worth, TX	2.0	2.0	1162	$1,722	$1.48	0d	1	1.04mi
5744 Giddyup Ln Fort Worth, TX	3.0	2.5	1321	$1,750	$1.32	26d	1	1.09mi
218 Potsgrove Rd Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	0d	1	1.14mi
5624 Giddyup Ln Fort Worth, TX	2.0	2.5	1160	$1,700	$1.47	13d	1	1.14mi
1116 Landsdale Ln Saginaw, TX	2.0	1.0	970	$1,295	$1.34	26d	1	1.16mi
404 Asbury Dr Saginaw, TX	3.0	2.0	1166	$1,545	$1.33	26d	1	1.16mi
102 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	18d	1	1.18mi
101 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,299	$1.54	8d	1	1.19mi
206 Hardwick Dr Saginaw, TX	3.0–4.0	2.5–3.0	1747	$2,299	$1.32	0d	1	1.23mi
1149 Landsdale Ln Saginaw, TX	3.0	2.0	1179	$1,495	$1.27	20d	1	1.23mi
1149 Landsdale Ln Saginaw, TX	3.0	2.0	1179	$1,495	$1.27	14d	1	1.23mi
701 N Saginaw Blvd Saginaw, TX	1.0–2.0	1.0–2.0	1024	$2,326	$2.27	0d	21	1.25mi
524 Buckstone Dr Saginaw, TX	3.0	2.0	1355	$1,975	$1.46	6d	1	1.27mi
612 S Blue Mound Rd Apt 3A Fort Worth, TX	2.0	1.0	720	$1,467	$2.04	4d	1	1.31mi
612 S Blue Mound Rd Fort Worth, TX	2.0	1.0	720	$1,600	$2.22	4d	1	1.31mi
612 S Blue Mound Rd Fort Worth, TX	2.0	1.0	720	$1,467	$2.04	23d	1	1.31mi
612 S Blue Mound Rd Fort Worth, TX	2.0	1.0	720	$1,467	$2.04	22d	1	1.31mi
102 Bedford Cir Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	18d	1	1.33mi
1628 Americana Blvd Blue Mound, TX	3.0	2.0	1196	$1,850	$1.55	9d	1	1.44mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-02
   price $165,000
3. 2026-04-11
   listed $175,000 Active
4. 2008-07-24
   soldstatus
5. 1989-08-08
   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: $3,662 · $305/mo
• Projected year-2 tax: $3,662 · $305/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,683
• − Mortgage interest: −$9,243
• − Property taxes: −$3,662
• − Insurance: −$825
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,800
• Taxable income: $1,364
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,512/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: 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

-5.7% since first listed

5 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-02 Price Changed $165,000 NTREIS
• 2026-04-11 Listed $175,000 NTREIS
• 2008-07-24 Sold (Public Records) — Public Records
• 1989-08-08 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,662 · +5.8% YoY. Source: county tax records.