6319 Holiday Ln · North Richland Hills, TX 76182

$235,000

3 bd · 2.0 ba · 1,215 sqft · Townhouse public records · 20 Days on market

Built 1986 4,617 sqft lot Est $283k · 17% 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 +15.0/15.0
• Cash flow +12.6/30.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single family attached (half duplex) for sale in the Fox Hollow Addition. This home has been updated and is move in ready! This is a perfect opportunity for a Homeowner or Investor! These single units do not come of the market often, so be sure to check it out while you can. The property just received a full interior paint, new flooring throughout the home, new hall bathroom shower wall and tub installed, new lighting throughout, new closet doors, new exterior door, new garage door and opener and much more updating. Roof was replaced in August 2020. Whether you want to purchase as an investment property or move in and call it home, this is a great property with tons of upgrades and wil

Key facts

• New lighting
• New flooring
• New closet doors

Tags

• FULL INTERIOR PAINT
• NEW FLOORING
• NEW HALL BATHROOM SHOWER WALL
• NEW TUB
• NEW LIGHTING
• NEW CLOSET DOORS

Property features AI

Finance

• Other: Deed restrictions; Located in Fox Hollow Add subdivision; Directions: 820 to Holiday Lane, property located on the left hand side.
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Townhouse (attached); Built in 1986; Composition roof; Slab foundation
• Construction: Residential property
• Exterior features: Back yard; Wood fence; Interior lot in a subdivision

Interior

• Kitchen: Dishwasher; Electric range; Disposal
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level layout; Ceiling fan(s); Other interior features; 1 living area; 1 dining area; Room count: 4
• Laundry & utility: Electric dryer hookup; Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-29 ($-352/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (14.7% below list).
• Recommended offer: $201k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in North Richland Hills — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: amenities F, commute F, health & safety D-.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smithfield El (math 44% / reading 58%, grade C-, #818 of 4,322 statewide, top 19%, 610 students, 42% FRL).
• Market conditions: Rents rising (+2.2%/yr); 178 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 20 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,532 (14.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $283,095
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8065 Caladium Dr	0.60mi	2/1.5 (-1)	1,372 (+13%)	2mo	$320,000	$233	42
8020 Mimosa Dr	0.60mi	2/2.5 (-1)	1,372 (+13%)	16mo	$306,000	$223	30
6136 Crescent St	0.52mi	2/1.5 (-1)	1,372 (+13%)	21mo	$322,500	$235	30
8072 Caladium Dr	0.63mi	2/2.5 (-1)	1,384 (+14%)	14mo	$325,000	$235	29
6240 Crescent St	0.51mi	2/1.5 (-1)	1,372 (+13%)	22mo	$315,000	$230	29
8085 Caladium Dr	0.62mi	2/1.5 (-1)	1,384 (+14%)	16mo	$320,000	$231	28

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-41,467
• Equity at exit: $35,039

10-year hold

• IRR: -11.8%
• Equity multiple: 0.32×
• Total profit: $-44,647
• Equity at exit: $20,319

Cash invested: $65,800 (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 76182

• Rents YoY: 2.2%
• Active inventory: 178
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-29

Break-even live

Break-even rent $2,042

Max offer price $229,817

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $37	+0% $-29	+5% $-96	+10% $-162
Rent	-10% $-188	-5% $-109	+0% $-29	+5% $50	+10% $129
Rate	-1.0pp $89	-0.5pp $30	base $-29	+0.5pp $-90	+1.0pp $-152

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Holiday Ln North Richland Hills, TX	3.0	2.0	1215	$1,695	$1.40	0d	1	0.05mi
7614 April Ct North Richland Hills, TX	3.0	2.0	1400	$1,950	$1.39	15d	1	0.12mi
7640 Resting Mews North Richland Hills, TX	3.0	2.5	1497	$2,500	$1.67	5d	1	0.17mi
7704 Jennifer Ln North Richland Hills, TX	2.0	2.0	1080	$1,495	$1.38	21d	1	0.22mi
6532 Central Ave North Richland Hills, TX	2.0	2.0	1059	$1,800	$1.70	18d	1	0.29mi
6539 Central Ave North Richland Hills, TX	2.0	2.0	1080	$1,595	$1.48	0d	1	0.30mi
7721 Brandi Pl North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	25d	1	0.33mi
7451 N College Cir North Richland Hills, TX	2.0	1.0	1006	$1,550	$1.54	25d	1	0.33mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	0d	1	0.35mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	6d	1	0.35mi
6630 Parkview Ln North Richland Hills, TX	2.0	2.0	1059	$1,650	$1.56	44d	1	0.47mi
7216 Lancashire Dr North Richland Hills, TX	3.0	2.0	1235	$1,950	$1.58	0d	1	0.58mi
7216 Lancashire Dr North Richland Hills, TX	3.0	2.0	1235	$1,950	$1.58	18d	1	0.58mi
7731 N College Cir North Richland Hills, TX	1.0–3.0	1.0–2.0	1033	$1,861	$1.80	0d	17	0.59mi
6420 Wakefield Rd North Richland Hills, TX	3.0	2.0	1423	$2,300	$1.62	0d	1	0.77mi
6420 Wakefield Rd North Richland Hills, TX	3.0	2.0	1423	$2,300	$1.62	23d	1	0.77mi
5904 Holiday Ln Unit B North Richland Hills, TX	2.0	1.5	950	$1,350	$1.42	21d	1	0.77mi
5904 Holiday Ln North Richland Hills, TX	2.0	1.5	950	$1,350	$1.42	44d	1	0.77mi
6420 Sunrise Dr North Richland Hills, TX	3.0	2.0	1470	$1,725	$1.17	25d	1	0.82mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,200	$1.55	25d	1	0.87mi
7013 Lincolnshire Ln North Richland Hills, TX	3.0	2.0	1419	$2,000	$1.41	3d	1	0.87mi
7001 Newcastle Pl North Richland Hills, TX	3.0	2.0	1455	$2,400	$1.65	44d	1	0.87mi
7800 Irish Dr North Richland Hills, TX	3.0	2.0–2.5	1200	$1,675	$1.40	0d	12	0.89mi
5521 Davis Blvd North Richland Hills, TX	1.0–2.0	1.0	831	$1,629	$1.96	0d	6	0.98mi
6250 Rosewood Dr North Richland Hills, TX	1.0–4.0	1.0–3.0	1338	$2,194	$1.64	0d	17	1.01mi
6963 Crabtree Ln North Richland Hills, TX	3.0	2.0	1116	$1,975	$1.77	44d	1	1.02mi
7728 Mary Dr North Richland Hills, TX	2.0	1.0	1014	$1,250	$1.23	0d	1	1.04mi
5520 Galway Ln North Richland Hills, TX	3.0	2.0	1364	$2,100	$1.54	25d	1	1.07mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	18d	1	1.09mi
6937 Cheswick Dr North Richland Hills, TX	3.0	2.0	1181	$1,900	$1.61	23d	1	1.09mi
7033 Payte Ln North Richland Hills, TX	3.0	1.5	1476	$1,995	$1.35	44d	1	1.10mi
8013 Emerald Hills Way North Richland Hills, TX	3.0	2.0	1231	$1,895	$1.54	44d	1	1.11mi
5722 Westchase Dr North Richland Hills, TX	2.0	2.0	1150	$1,800	$1.57	25d	1	1.19mi
8601 Ice House Dr North Richland Hills, TX	1.0–3.0	1.0–2.0	991	$2,041	$2.06	0d	18	1.21mi
7008 Hanging Cliff Pl North Richland Hills, TX	3.0	2.0	1441	$2,095	$1.45	44d	1	1.25mi
5628 Westchase Dr North Richland Hills, TX	2.0	2.0	986	$1,800	$1.83	6d	1	1.29mi
8341 Emerald Hills Way North Richland Hills, TX	2.0	2.0	954	$1,462	$1.53	0d	5	1.35mi
7913 Harwood Rd North Richland Hills, TX	1.0–3.0	1.0–2.0	957	$2,135	$2.23	0d	23	1.36mi
7041 Crosstimbers Ln North Richland Hills, TX	2.0	2.0	1010	$1,595	$1.58	0d	1	1.36mi
6589 Old Mill Cir Watauga, TX	3.0	2.0	1234	$2,061	$1.67	8d	1	1.37mi

Listing history 13 events

1. 2026-06-21
   days on market $235,000 Active 20 DOM
2. 2026-06-18
   days on market $235,000 Active 17 DOM
3. 2026-06-17
   days on market $235,000 Active 16 DOM
4. 2026-06-16
   days on market $235,000 Active 15 DOM
5. 2026-06-15
   days on market $235,000 Active 14 DOM
6. 2026-06-13
   days on market $235,000 Active 12 DOM
7. 2026-06-09
   days on market $235,000 Active 8 DOM
8. 2026-06-08
   days on market $235,000 Active 7 DOM
9. 2026-06-07
   days on market $235,000 Active 6 DOM
10. 2026-06-04
    days on market $235,000 Active 3 DOM
11. 2026-06-03
    days on market $235,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $235,000 Active 1 DOM

ⓘ 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: $3,399 · $283/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$901/yr (+$75/mo · 26.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,064
• − Mortgage interest: −$13,164
• − Property taxes: −$3,399
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$6,836
• Taxable loss: −$4,360
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $694/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: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 of 826 in TX

Livability — North Richland Hills

• Score: 71/100
• State rank: #286
• US rank: #6602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Richland Hills, TX
• County: Tarrant County · 2,033,669 people
• City population: 68,613
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,242
• Household income: $120,558
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 284.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 8% Arabic 1% 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: ▼ -168.20%
• Current HPI: 277.0162
• Rent YoY: ▲ 2.23%
• 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

2 events — show timeline

• 2026-06-01 Listed $235,000 NTREIS
• 1986-12-19 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,399 · -1.0% YoY. Source: county tax records.