2429 February Ln · Grand Prairie, TX 75050

$195,000

3 bd · 2.0 ba · 1,449 sqft · SingleFamily public records · 38 Days on market

Built 1971 7,492 sqft lot $135/sqft · 27% below area Est $268k · 27% under

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY KNOCKS, and it is one mile from THE WORLD STAGE. This is a head turner at this price in this location. Perfectly positioned off of Intrst 30 and Hwy 161, only one mile from AT&T Stadium, Six Flags, Globe Life, and more. This 3 bedroom plus a converted garage offers a rare chance to build real equity in Arlington's most recognized corridor. You could own 2429 for less than a family of four pays for FIFA World Cup tickets. And your address stays long after the final whistle. The numbers reward vision. What you pay today is well below what updated comparable homes nearby command in 4 days. That spread is where wealth is built. Cosmetic updates inside and out unlock the upside. Fully fenced family sized backyard. Double Driveway with 4 off street parking spaces. Flexible converted garage. Arlington ISD.

Key facts

• Arlington isd
• Off street parking
• Double driveway

Tags

• CONVERTED GARAGE
• FULLY FENCED BACKYARD
• DOUBLE DRIVEWAY
• OFF STREET PARKING
• ARLINGTON ISD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Grand Prairie — 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 (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: 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.
• Market conditions: Rents rising (+1.0%/yr); 112 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/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 38 days — a 3% lower offer ($189k) 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: 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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1971 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (median comp): $267,956
• List price: $195,000
• Delta: -27.23%
• 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
2429 February Ln	0.00mi	4/1.5 (+1)	1,449 (0%)	0mo	$195,000	$135	93
2421 February Ln	0.02mi	3/2.0	1,376 (-5%)	1mo	$289,000	$210	89
2342 February Ln	0.12mi	3/2.0	1,340 (-8%)	3mo	$280,000	$209	79
2414 February Ln	0.05mi	3/2.0	1,246 (-14%)	2mo	$250,000	$201	73
2305 May Ln	0.26mi	3/2.0	1,410 (-3%)	13mo	$277,500	$197	72
2313 February Ln	0.19mi	4/2.0 (+1)	1,385 (-4%)	9mo	$280,000	$202	71
2442 May Ln	0.15mi	4/2.0 (+1)	1,508 (+4%)	13mo	$289,900	$192	70
2305 Homewood Ln	0.29mi	3/2.5	1,422 (-2%)	22mo	$325,000	$229	64
2326 Doreen St	0.50mi	3/2.0	1,467 (+1%)	20mo	$180,000	$123	58
2430 May Ln	0.15mi	4/1.5 (+1)	1,267 (-13%)	9mo	$250,000	$197	58
2414 April Ln	0.10mi	4/2.0 (+1)	1,279 (-12%)	16mo	$215,000	$168	57
2310 March Ln	0.21mi	4/1.5 (+1)	1,279 (-12%)	12mo	$210,000	$164	54

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-21,698
• Equity at exit: $29,075

10-year hold

• IRR: -5.3%
• Equity multiple: 0.69×
• Total profit: $-16,941
• Equity at exit: $16,860

Cash invested: $54,600 (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 75050

• Home prices YoY: -27.9%
• Rents YoY: 1.0%
• Active inventory: 112
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$344 /mo · $4,134/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $219

Break-even live

Break-even rent $1,833

Max offer price $195,000

Occupancy floor 85%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2426 May Ln Grand Prairie, TX	3.0	1.0	918	$2,000	$2.18	43d	1	0.17mi
2340 Calendar Ct Grand Prairie, TX	4.0	2.5	1701	$2,250	$1.32	43d	1	0.24mi
2318 May Ln Grand Prairie, TX	4.0	2.5	1241	$2,250	$1.81	24d	1	0.25mi
2320 Calendar Ct Grand Prairie, TX	4.0	2.5	1574	$2,500	$1.59	20d	1	0.25mi
950 Duncan Perry Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	810	$1,298	$1.60	7d	11	0.35mi
2305 Sweetwater Dr Unit 1126 Grand Prairie, TX	2.0	2.0	1004	$1,325	$1.32	43d	1	0.37mi
2314 Dalworth St #2312 Grand Prairie, TX	4.0	2.0	1715	$2,795	$1.63	43d	1	0.38mi
2405 Doreen St Grand Prairie, TX	4.0	2.0	1400	$2,495	$1.78	43d	1	0.52mi
2411 Doreen St Unit 2409 Grand Prairie, TX	4.0	2.0	1375	$2,495	$1.81	43d	1	0.53mi
1919 W Tarrant Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	775	$1,935	$2.50	20d	5	0.58mi
1960 W Tarrant Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	688	$1,462	$2.12	2d	13	0.62mi
1920 W Tarrant Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	932	$1,569	$1.68	1d	25	0.69mi
1610 Hill St Grand Prairie, TX	1.0–3.0	1.0–2.0	1038	$2,525	$2.43	1d	24	0.76mi
2301 Avenue H Grand Prairie, TX	1.0–2.0	1.0–2.0	779	$1,660	$2.13	1d	85	0.77mi
2047 El Paso St Unit 1250028P Grand Prairie, TX	3.0	2.0	1076	$6,581	$6.12	6d	1	0.98mi
2047 El Paso St Grand Prairie, TX	3.0	2.0	1087	$7,000	$6.44	43d	1	0.98mi
2217 Beaumont St Grand Prairie, TX	4.0	2.0	1820	$2,300	$1.26	43d	1	1.00mi
2114 Spikes St Grand Prairie, TX	4.0	2.0	1832	$2,600	$1.42	43d	1	1.13mi
1119 College St Grand Prairie, TX	2.0	1.0	1590	$1,600	$1.01	43d	1	1.15mi
413 SW 14th St Grand Prairie, TX	4.0	2.0	1270	$2,100	$1.65	24d	1	1.26mi
826 Dalworth St Unit 1301591P Grand Prairie, TX	3.0	2.0	1302	$4,222	$3.24	7d	1	1.43mi

Listing history 4 events

1. 2026-05-13
   historical Active Option Contract 829-char remark

   Show marketing remark (829 chars)

   OPPORTUNITY KNOCKS, and it is one mile from THE WORLD STAGE. This is a head turner at this price in this location. Perfectly positioned off of Intrst 30 and Hwy 161, only one mile from AT&T Stadium, Six Flags, Globe Life, and more. This 3 bedroom plus a converted garage offers a rare chance to build real equity in Arlington's most recognized corridor. You could own 2429 for less than a family of four pays for FIFA World Cup tickets. And your address stays long after the final whistle. The numbers reward vision. What you pay today is well below what updated comparable homes nearby command in 4 days. That spread is where wealth is built. Cosmetic updates inside and out unlock the upside. Fully fenced family sized backyard. Double Driveway with 4 off street parking spaces. Flexible converted garage. Arlington ISD.

2. 2026-04-28
   status Active 829-char remark

   Show marketing remark (829 chars)

   OPPORTUNITY KNOCKS, and it is one mile from THE WORLD STAGE. This is a head turner at this price in this location. Perfectly positioned off of Intrst 30 and Hwy 161, only one mile from AT&T Stadium, Six Flags, Globe Life, and more. This 3 bedroom plus a converted garage offers a rare chance to build real equity in Arlington's most recognized corridor. You could own 2429 for less than a family of four pays for FIFA World Cup tickets. And your address stays long after the final whistle. The numbers reward vision. What you pay today is well below what updated comparable homes nearby command in 4 days. That spread is where wealth is built. Cosmetic updates inside and out unlock the upside. Fully fenced family sized backyard. Double Driveway with 4 off street parking spaces. Flexible converted garage. Arlington ISD.

3. 2026-04-21
   historical Active Option Contract 829-char remark

   Show marketing remark (829 chars)

   OPPORTUNITY KNOCKS, and it is one mile from THE WORLD STAGE. This is a head turner at this price in this location. Perfectly positioned off of Intrst 30 and Hwy 161, only one mile from AT&T Stadium, Six Flags, Globe Life, and more. This 3 bedroom plus a converted garage offers a rare chance to build real equity in Arlington's most recognized corridor. You could own 2429 for less than a family of four pays for FIFA World Cup tickets. And your address stays long after the final whistle. The numbers reward vision. What you pay today is well below what updated comparable homes nearby command in 4 days. That spread is where wealth is built. Cosmetic updates inside and out unlock the upside. Fully fenced family sized backyard. Double Driveway with 4 off street parking spaces. Flexible converted garage. Arlington ISD.

4. 2026-04-10
   listed $195,000 Active 829-char remark

   Show marketing remark (829 chars)

   OPPORTUNITY KNOCKS, and it is one mile from THE WORLD STAGE. This is a head turner at this price in this location. Perfectly positioned off of Intrst 30 and Hwy 161, only one mile from AT&T Stadium, Six Flags, Globe Life, and more. This 3 bedroom plus a converted garage offers a rare chance to build real equity in Arlington's most recognized corridor. You could own 2429 for less than a family of four pays for FIFA World Cup tickets. And your address stays long after the final whistle. The numbers reward vision. What you pay today is well below what updated comparable homes nearby command in 4 days. That spread is where wealth is built. Cosmetic updates inside and out unlock the upside. Fully fenced family sized backyard. Double Driveway with 4 off street parking spaces. Flexible converted garage. Arlington ISD.

ⓘ 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: $4,134 · $344/mo
• Projected year-2 tax: $4,134 · $344/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $25,332
• − Mortgage interest: −$10,923
• − Property taxes: −$4,134
• − Insurance: −$975
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$5,673
• Taxable loss: −$425
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,735/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 — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,889
• Household income: $73,274
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 2234.0

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 57% White 21% Black 18% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 24% · Canada
• Languages at home: 49% English-only · Spanish 46% 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: ▼ -135.57%
• Current HPI: 350.9397
• Rent YoY: ▲ 1.00%
• 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

4 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-10 Listed $195,000 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $4,134 · +9.9% YoY. Source: county tax records.