5812 Haney Dr · Watauga, TX 76148

$239,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 26 Days on market

Built 1969 8,189 sqft lot Est $243k · at est.

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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).

• Cash flow +15.1/30.0
• ARV discount +8.2/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home nestled in the established Browning Heights neighborhood with mature trees and located in sought-after Birdville Independent School District! Built in 1969, this home is full of character and timeless charm while offering comfort and convenience in a fantastic location close to shopping, dining, parks, and everyday amenities. The kitchen features stainless steel appliances and functional workspace with a welcoming feel. One of the standout features of the home is the adorable private entrance and breezeway that adds a unique touch of privacy. Additional highlights include a spacious 2-car garage, large backyard and natural gas utilities. Wheth

Key facts

• Breezeway
• Large backyard
• Private entrance

Tags

• PRIVATE ENTRANCE
• BREEZEWAY
• STAINLESS STEEL APPLIANCES
• LARGE BACKYARD
• NATURAL GAS UTILITIES

Property features AI

Finance

• HOA & community: No HOA / association

Exterior

• Parking: Covered parking; Driveway; 2 covered spaces; 2-car garage with double doors and garage facing front; Garage dimensions approximately 20' wide x 20' long x 8' high
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1969; Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Interior lot; Less than 0.5 acre lot

Interior

• Kitchen: Kitchen with gas cooktop; Electric oven; Dishwasher; Kitchen measures approximately 8 x 11
• Bedrooms: Three bedrooms total; Primary bedroom with walk-in closet (1st level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Cable TV available; One living area; One dining area; Total of 9 rooms; Single-level (One story)
• Laundry & utility: Laundry located in kitchen / utility in kitchen; Dedicated laundry room area (4 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $78 ($933/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.0% below list).
• Recommended offer: $208k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Watauga — 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 (#105 in TX, #3,500 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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: Watauga El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 715 students, 80% FRL); Watauga Middle (math 32% / reading 36%, grade F, #892 of 1,662 statewide, top 55%, 608 students, 71% FRL); Haltom H S (math 37% / reading 48%, grade F, #721 of 1,632 statewide, top 45%, 2,785 students, 72% FRL) — zoned schools average 74% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 132 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $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 26 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,046 (13.0% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $242,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6104 Saramac Dr	0.27mi	3/2.0	1,134 (+3%)	3mo	$249,900	$220	81
6009 Deborah Ln	0.38mi	3/2.0	1,150 (+4%)	2mo	$234,900	$204	74
6204 Brookside Dr	0.53mi	3/2.0	1,099 (-0%)	2mo	$245,000	$223	73
5713 Emerson Dr	0.36mi	3/1.5	1,047 (-5%)	4mo	$229,000	$219	70
6621 Hughes Dr	0.55mi	3/2.0	1,118 (+1%)	4mo	$264,500	$237	69
5917 Whispering Ln	0.42mi	3/2.0	1,194 (+8%)	2mo	$269,000	$225	65
6417 Kennedy Ct	0.41mi	3/2.0	1,193 (+8%)	4mo	$279,999	$235	64
6021 Marigold Dr	0.74mi	3/2.0	1,124 (+2%)	4mo	$195,000	$173	59
6408 Greenfield Ct	0.41mi	3/2.0	1,264 (+14%)	2mo	$277,000	$219	55
5608 Twin Oaks Dr	0.58mi	3/2.0	1,204 (+9%)	5mo	$239,000	$199	54
6116 Mackneal Trl	0.54mi	3/2.0	1,260 (+14%)	1mo	$250,000	$198	50
6601 Jerri Lynn Dr	0.54mi	2/2.0 (-1)	975 (-12%)	2mo	$244,900	$251	48

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-30,954
• Equity at exit: $35,636

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-8,676
• Equity at exit: $20,664

Cash invested: $66,920 (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 76148

• Home prices YoY: -17.1%
• Rents YoY: 4.3%
• Active inventory: 132
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $78

Break-even live

Break-even rent $1,982

Max offer price $239,000

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $145	+0% $78	+5% $10	+10% $-58
Rent	-10% $-87	-5% $-4	+0% $78	+5% $160	+10% $242
Rate	-1.0pp $198	-0.5pp $139	base $78	+0.5pp $16	+1.0pp $-47

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5809 Haney Dr Watauga, TX	3.0	2.0	1421	$1,875	$1.32	26d	1	0.05mi
5705 Saramac Dr Watauga, TX	3.0	2.0	1224	$2,195	$1.79	45d	1	0.19mi
6075 Lalagray Ln Watauga, TX	3.0	2.0	1202	$1,895	$1.58	5d	1	0.25mi
5929 Gayle Dr Watauga, TX	3.0	2.0	1466	$1,995	$1.36	19d	1	0.26mi
5824 Storm Dr Watauga, TX	3.0	2.0	1148	$1,850	$1.61	20d	1	0.30mi
5752 Shipp Dr Watauga, TX	4.0	2.0	1444	$2,300	$1.59	1d	1	0.38mi
5809 Lance Ct Haltom City, TX	4.0	2.0	1359	$1,950	$1.43	1d	1	0.49mi
6225 Stardust Dr S Watauga, TX	3.0	2.0	1120	$1,950	$1.74	45d	1	0.49mi
6269 Stardust Dr S Watauga, TX	3.0	2.0	1334	$1,975	$1.48	45d	1	0.60mi
5620 Oregon Trail Ct Haltom City, TX	3.0	2.0	1190	$1,839	$1.55	18d	1	0.62mi
5621 Macdougall Dr Haltom City, TX	3.0	2.0	1359	$1,965	$1.45	26d	1	0.68mi
6301 Sunnybrook Dr Fort Worth, TX	3.0	2.0	1278	$1,795	$1.40	26d	1	0.71mi
6009 Marigold Dr Watauga, TX	3.0	2.0	1180	$2,091	$1.77	14d	1	0.74mi
5544 Dunson Dr Haltom City, TX	3.0	2.0	1187	$1,950	$1.64	45d	1	0.74mi
6401 Melinda Ct Watauga, TX	3.0	2.0	1236	$1,875	$1.52	45d	1	0.74mi
6528 Bernadine Dr Watauga, TX	3.0	2.0	1153	$2,061	$1.79	1d	1	0.78mi
6413 Melinda Ct Watauga, TX	3.0	2.0	1182	$1,995	$1.69	26d	1	0.78mi
5604 Macgregor Dr Haltom City, TX	3.0	2.0	1348	$1,900	$1.41	45d	1	0.79mi
6017 Hillcrest Dr Watauga, TX	3.0	2.0	1314	$1,950	$1.48	9d	1	0.92mi
6029 Dustin Dr Watauga, TX	3.0	2.0	1322	$1,865	$1.41	45d	1	0.94mi
6589 Old Mill Cir Watauga, TX	3.0	2.0	1234	$2,061	$1.67	9d	1	0.98mi
6100 Browning Dr North Richland Hills, TX	1.0–2.0	1.0–2.0	957	$1,759	$1.84	0d	26	0.99mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	23d	1	1.00mi
6024 Herschel Dr Watauga, TX	3.0	2.0	1418	$1,950	$1.38	16d	1	1.00mi
6617 Nola Dr Watauga, TX	3.0	2.0	1395	$2,095	$1.50	26d	1	1.00mi
4704 Aspen Way Haltom City, TX	3.0	2.0	1379	$2,025	$1.47	9d	1	1.02mi
4617 Aspen Way Haltom City, TX	3.0	2.0	1208	$1,850	$1.53	7d	1	1.06mi
4617 Aspen Way Haltom City, TX	3.0	2.0	1208	$1,850	$1.53	9d	1	1.06mi
6309 Iron Horse Blvd North Richland Hills, TX	2.0	1.0–2.0	912	$2,179	$2.39	3d	29	1.11mi
6490 Iron Horse Blvd Unit 6523 North Richland Hills, TX	3.0	2.0	1298	$2,354	$1.81	0d	1	1.14mi
6490 Iron Horse Blvd Unit 6527 North Richland Hills, TX	2.0	2.0	1033	$1,854	$1.79	0d	1	1.14mi
6424 Iron Horse Blvd Unit 6481 North Richland Hills, TX	2.0	2.0	884	$1,332	$1.51	0d	1	1.20mi
6424 Iron Horse Blvd North Richland Hills, TX	2.0	2.0	884	$1,567	$1.77	14d	1	1.20mi
6250 Rosewood Dr North Richland Hills, TX	1.0–4.0	1.0–3.0	1338	$2,203	$1.65	0d	17	1.24mi
6701 Windwillow Dr Fort Worth, TX	3.0	2.0	1007	$1,695	$1.68	20d	1	1.26mi
6701 Windwillow Dr Fort Worth, TX	3.0	2.0	1007	$1,695	$1.68	26d	1	1.26mi
6713 Windwillow Dr Fort Worth, TX	2.0	1.0	1009	$1,850	$1.83	13d	1	1.26mi
6405 Kary Lynn Dr S Watauga, TX	3.0	2.0	1072	$1,950	$1.82	26d	1	1.30mi
5722 Westchase Dr North Richland Hills, TX	2.0	2.0	1150	$1,800	$1.57	26d	1	1.35mi
7320 Echo Hill Dr Watauga, TX	3.0	2.0	1287	$1,890	$1.47	45d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   status $239,000 Pending 26 DOM
2. 2026-06-18
   days on market $239,000 Active Option Contract 26 DOM
3. 2026-06-17
   days on market $239,000 Active Option Contract 25 DOM
4. 2026-06-16
   days on market $239,000 Active Option Contract 24 DOM
5. 2026-06-15
   days on market $239,000 Active Option Contract 23 DOM
6. 2026-06-13
   days on market $239,000 Active Option Contract 21 DOM
7. 2026-06-10
   status $239,000 Active Option Contract 17 DOM
8. 2026-06-09
   days on market $239,000 Active 17 DOM
9. 2026-06-08
   days on market $239,000 Active 16 DOM
10. 2026-06-07
    days on market $239,000 Active 15 DOM
11. 2026-06-04
    days on market $239,000 Active 12 DOM
12. 2026-06-03
    days on market $239,000 Active 11 DOM
13. 2026-06-02
    days on market $239,000 Active 10 DOM
14. 2026-06-01
    days on market $239,000 Active 9 DOM
15. 2026-05-31
    days on market $239,000 Active 8 DOM
16. 2026-05-23
    listed $239,000 Active
17. 2014-09-11
    soldstatus
18. 2014-09-08
    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: $2,554 · $213/mo
• Projected year-2 tax: $4,374 · $364/mo
• Expected delta: +$1,819/yr (+$152/mo · 71.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,966
• − Mortgage interest: −$13,388
• − Property taxes: −$2,554
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$6,953
• Taxable loss: −$3,119
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $1,682/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 — Watauga

• Score: 76/100
• State rank: #105
• US rank: #3500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watauga, TX
• County: Tarrant County · 2,033,669 people
• City population: 23,367
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,367
• Household income: $89,840
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 373.0

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 29% Two or more races 16% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% Other Asian/Pacific 2%

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: ▼ -64.11%
• Current HPI: 310.2504
• Rent YoY: ▲ 4.34%
• 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

3 events — show timeline

• 2026-05-23 Listed $239,000 NTREIS
• 2014-09-11 Sold (Public Records) — Public Records
• 2014-09-08 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,554 · -19.2% YoY. Source: county tax records.