2609 Henley Way · Mansfield, TX 76084

$469,950

4 bd · 3.0 ba · 2,106 sqft · SingleFamily public records · 171 Days on market

Built 2022 6,011 sqft lot $223/sqft · at area comps Est $476k · at est. $76/mo HOA · 2% of rent ↓ 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).

• Appreciation +8.7/10.0
• ARV discount +8.1/15.0
• Cash flow +5.8/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Stunning Chesmar-built 2022 home in Somerset offers 4 bedrooms, 3 full baths, and a versatile mother-in-law suite. The garage attic is fully decked with space for a fridge, perfect for extra storage. The kitchen impresses with a massive island and breakfast bar with pendant lighting, stainless steel farm sink, GE oven and microwave with smart app, 42 inch cabinets, and a large walk-in pantry. The living room features a large windmill fan, gas fireplace with switch, shiplap accent wall, and pre-wired surround sound. The primary suite includes a rain shower head, large walk-in closet with shelves, and pre-wired security. The covered patio is re-wired for TV and includes a gas grill hookup, overlooking a generous backyard ideal for gatherings and activities. Residents enjoy access to the Somerset pool and neighborhood amenities. Perfect for families or entertaining, this home combines modern upgrades with functional design in a desirable community. Contact the listing agent today to schedule a showing.

Key facts

• Gas fireplace
• Large island
• Shiplap accent wall

Tags

• LARGE ISLAND
• WALK IN PANTRY
• SHIPLAP ACCENT WALL
• GAS FIREPLACE
• RAIN SHOWER HEAD
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-943 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (30.2% below list).
• Recommended offer: $303k (35.4% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 426 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 39% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($3k loan paydown + $34k appreciation (7.3% local appreciation)).
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $303,374 (35.4% 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 171 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 11.9

CMA / ARV

• ARV (median comp): $476,373
• List price: $469,950
• Delta: -1.35%
• 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
2418 Melrose Dr	0.18mi	4/3.0	2,098 (-0%)	7mo	$445,000	$212	85
2807 Durham Dr	0.36mi	4/3.0	2,090 (-1%)	7mo	$420,000	$201	76
2001 Windsor Ter	0.19mi	3/2.0 (-1)	2,112 (+0%)	9mo	$474,990	$225	75
2114 Redding Dr	0.30mi	4/3.0	2,253 (+7%)	1mo	$493,990	$219	74
2117 Pennywell Dr	0.27mi	4/2.0	2,038 (-3%)	8mo	$449,000	$220	71
2608 Acton Dr	0.47mi	4/3.0	2,253 (+7%)	1mo	$522,990	$232	66
2605 Henley Way	0.02mi	3/2.0 (-1)	1,881 (-11%)	9mo	$369,900	$197	65
1913 Windsor	0.20mi	3/2.5 (-1)	2,350 (+12%)	1mo	$499,900	$213	63
2215 Birch St	0.49mi	4/2.5	2,230 (+6%)	6mo	$524,990	$235	61
2109 Southpointe Xing	0.53mi	3/2.0 (-1)	2,135 (+1%)	9mo	$499,995	$234	57
2208 Birch St	0.46mi	4/2.5	2,367 (+12%)	2mo	$599,990	$253	54
2614 Wallingford Dr	0.62mi	3/2.0 (-1)	1,854 (-12%)	9mo	$409,900	$221	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.32% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.85×
• Total profit: $111,569
• Equity at exit: $335,553

10-year hold

• IRR: 12.2%
• Equity multiple: 3.77×
• Total profit: $364,895
• Equity at exit: $646,566

Cash invested: $131,586 (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 76084

• Home prices YoY: 2.1%
• Rents YoY: 2.4%
• Active inventory: 426
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,279 high
• Mortgage (P&I): −$2,464
• Tax from tax record: −$797 /mo · $9,568/yr
• Insurance: −$196
• HOA: −$76
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $-943

Break-even live

Break-even rent $4,473

Max offer price $303,374

Occupancy floor —

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: $117,488
• Closing costs: $14,098
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Birch St Mansfield, TX	4.0	3.0	2593	$3,399	$1.31	24d	1	0.64mi
2614 High Bluff Dr Mansfield, TX	4.0	3.0	2852	$3,600	$1.26	12d	1	0.93mi
2309 Lannister St Mansfield, TX	4.0	2.0	2174	$3,300	$1.52	43d	1	1.14mi
1824 Buckeye Ln Mansfield, TX	4.0	2.5	2230	$3,500	$1.57	1d	1	1.37mi
1702 Swayback Ln Mansfield, TX	4.0	3.5	2694	$3,900	$1.45	1d	1	1.38mi
925 Remington Ranch Rd Mansfield, TX	3.0	2.0	1524	$2,350	$1.54	12d	1	1.41mi

HOA detail

• Monthly dues: $76 · $912/yr
• Likely covers: gaspoolsecurity

Listing history 24 events

1. 2026-06-18
   days on market $469,950 Active 171 DOM
2. 2026-06-17
   days on market $469,950 Active 170 DOM
3. 2026-06-16
   days on market $469,950 Active 169 DOM
4. 2026-06-15
   days on market $469,950 Active 168 DOM
5. 2026-06-13
   days on market $469,950 Active 166 DOM
6. 2026-06-13
   days on market $469,950 Active 165 DOM
7. 2026-06-09
   days on market $469,950 Active 162 DOM
8. 2026-06-08
   days on market $469,950 Active 161 DOM
9. 2026-06-07
   days on market $469,950 Active 160 DOM
10. 2026-06-04
    days on market $469,950 Active 157 DOM
11. 2026-06-03
    days on market $469,950 Active 156 DOM
12. 2026-06-02
    days on market $469,950 Active 155 DOM
13. 2026-06-01
    days on market $469,950 Active 154 DOM
14. 2026-05-31
    days on market $469,950 Active 153 DOM
15. 2026-05-08
    price $469,950 1014-char remark

    Show marketing remark (1014 chars)

    Stunning Chesmar-built 2022 home in Somerset offers 4 bedrooms, 3 full baths, and a versatile mother-in-law suite. The garage attic is fully decked with space for a fridge, perfect for extra storage. The kitchen impresses with a massive island and breakfast bar with pendant lighting, stainless steel farm sink, GE oven and microwave with smart app, 42 inch cabinets, and a large walk-in pantry. The living room features a large windmill fan, gas fireplace with switch, shiplap accent wall, and pre-wired surround sound. The primary suite includes a rain shower head, large walk-in closet with shelves, and pre-wired security. The covered patio is re-wired for TV and includes a gas grill hookup, overlooking a generous backyard ideal for gatherings and activities. Residents enjoy access to the Somerset pool and neighborhood amenities. Perfect for families or entertaining, this home combines modern upgrades with functional design in a desirable community. Contact the listing agent today to schedule a showing.

16. 2026-03-14
    price $480,000 1014-char remark

    Show marketing remark (1014 chars)

    Stunning Chesmar-built 2022 home in Somerset offers 4 bedrooms, 3 full baths, and a versatile mother-in-law suite. The garage attic is fully decked with space for a fridge, perfect for extra storage. The kitchen impresses with a massive island and breakfast bar with pendant lighting, stainless steel farm sink, GE oven and microwave with smart app, 42 inch cabinets, and a large walk-in pantry. The living room features a large windmill fan, gas fireplace with switch, shiplap accent wall, and pre-wired surround sound. The primary suite includes a rain shower head, large walk-in closet with shelves, and pre-wired security. The covered patio is re-wired for TV and includes a gas grill hookup, overlooking a generous backyard ideal for gatherings and activities. Residents enjoy access to the Somerset pool and neighborhood amenities. Perfect for families or entertaining, this home combines modern upgrades with functional design in a desirable community. Contact the listing agent today to schedule a showing.

17. 2026-01-19
    price $490,000 1014-char remark

    Show marketing remark (1014 chars)

    Stunning Chesmar-built 2022 home in Somerset offers 4 bedrooms, 3 full baths, and a versatile mother-in-law suite. The garage attic is fully decked with space for a fridge, perfect for extra storage. The kitchen impresses with a massive island and breakfast bar with pendant lighting, stainless steel farm sink, GE oven and microwave with smart app, 42 inch cabinets, and a large walk-in pantry. The living room features a large windmill fan, gas fireplace with switch, shiplap accent wall, and pre-wired surround sound. The primary suite includes a rain shower head, large walk-in closet with shelves, and pre-wired security. The covered patio is re-wired for TV and includes a gas grill hookup, overlooking a generous backyard ideal for gatherings and activities. Residents enjoy access to the Somerset pool and neighborhood amenities. Perfect for families or entertaining, this home combines modern upgrades with functional design in a desirable community. Contact the listing agent today to schedule a showing.

18. 2025-12-26
    listed $495,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Stunning Chesmar-built 2022 home in Somerset offers 4 bedrooms, 3 full baths, and a versatile mother-in-law suite. The garage attic is fully decked with space for a fridge, perfect for extra storage. The kitchen impresses with a massive island and breakfast bar with pendant lighting, stainless steel farm sink, GE oven and microwave with smart app, 42 inch cabinets, and a large walk-in pantry. The living room features a large windmill fan, gas fireplace with switch, shiplap accent wall, and pre-wired surround sound. The primary suite includes a rain shower head, large walk-in closet with shelves, and pre-wired security. The covered patio is re-wired for TV and includes a gas grill hookup, overlooking a generous backyard ideal for gatherings and activities. Residents enjoy access to the Somerset pool and neighborhood amenities. Perfect for families or entertaining, this home combines modern upgrades with functional design in a desirable community. Contact the listing agent today to schedule a showing.

19. 2022-12-22
    soldstatus Closed 341-char remark

    Show marketing remark (341 chars)

    This plan features 2090 sqft. With 4 bedrooms and 3 full baths, a great kitchen with a huge island for lots of seating and a nice breakfast area. The family room is open and has double doors leading to a covered patio with a vaulted ceiling and a gas line for the grill. The Master bath features a rain head shower. Brick and Stone elevation

20. 2022-10-17
    status Pending 341-char remark

    Show marketing remark (341 chars)

    This plan features 2090 sqft. With 4 bedrooms and 3 full baths, a great kitchen with a huge island for lots of seating and a nice breakfast area. The family room is open and has double doors leading to a covered patio with a vaulted ceiling and a gas line for the grill. The Master bath features a rain head shower. Brick and Stone elevation

21. 2022-09-29
    price $473,050 341-char remark

    Show marketing remark (341 chars)

    This plan features 2090 sqft. With 4 bedrooms and 3 full baths, a great kitchen with a huge island for lots of seating and a nice breakfast area. The family room is open and has double doors leading to a covered patio with a vaulted ceiling and a gas line for the grill. The Master bath features a rain head shower. Brick and Stone elevation

22. 2022-08-31
    price $473,965 341-char remark

    Show marketing remark (341 chars)

    This plan features 2090 sqft. With 4 bedrooms and 3 full baths, a great kitchen with a huge island for lots of seating and a nice breakfast area. The family room is open and has double doors leading to a covered patio with a vaulted ceiling and a gas line for the grill. The Master bath features a rain head shower. Brick and Stone elevation

23. 2022-08-23
    price $493,050 341-char remark

    Show marketing remark (341 chars)

    This plan features 2090 sqft. With 4 bedrooms and 3 full baths, a great kitchen with a huge island for lots of seating and a nice breakfast area. The family room is open and has double doors leading to a covered patio with a vaulted ceiling and a gas line for the grill. The Master bath features a rain head shower. Brick and Stone elevation

24. 2022-05-05
    listed $512,965 Active 341-char remark

    Show marketing remark (341 chars)

    This plan features 2090 sqft. With 4 bedrooms and 3 full baths, a great kitchen with a huge island for lots of seating and a nice breakfast area. The family room is open and has double doors leading to a covered patio with a vaulted ceiling and a gas line for the grill. The Master bath features a rain head shower. Brick and Stone elevation

ⓘ 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: $9,568 · $797/mo
• Projected year-2 tax: $9,568 · $797/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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,352
• − Mortgage interest: −$26,325
• − Property taxes: −$9,568
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,148
• − Management: −$3,148
• − HOA: −$912
• − Depreciation: −$13,671
• Taxable loss: −$19,770
• Est. tax savings @ 24.0%: +$4,745
• After-tax cash flow: $-6,571/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Johnson County · 147,987 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,097
• Household income: $102,115
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 70.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 24% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 355.74
• Rent YoY: ▲ 2.39%
• 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

-8.4% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $469,950 NTREIS
• 2026-03-14 Price Changed $480,000 NTREIS
• 2026-01-19 Price Changed $490,000 NTREIS
• 2025-12-26 Listed $495,000 NTREIS
• 2022-12-22 Sold (MLS) — NTREIS
• 2022-10-17 Pending — NTREIS
• 2022-09-29 Price Changed $473,050 NTREIS
• 2022-08-31 Price Changed $473,965 NTREIS
• 2022-08-23 Price Changed $493,050 NTREIS
• 2022-05-05 Listed $512,965 NTREIS

Property tax history

+88.5%/yr

Latest (2025): $9,568 · -0.6% YoY. Source: county tax records.