1801 Rolling Ridge Dr · Grapevine, TX 76051

$460,000

3 bd · 2.0 ba · 2,559 sqft · SingleFamily public records · 64 Days on market

Built 1989 9,409 sqft lot $180/sqft · 17% below area Est $554k · 17% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Location and Opportunity to purchase in sought after Shadow Glen and Grapevine Colleyville ISD! Ready for you to make this your own and priced for your updates, allowing you to bring your design and vision to life. Enter into your formal living and dining area, adjacent to Family Room with fireplace and wetbar. Large kitchen with breakfast bar, pantry and utility. The second floor features four bedrooms, including a primary suite and an additional full bath, all benefiting from recently updated flooring. While the interior awaits your personal touch, the property features recent exterior upgrades, including a new roof, gutters, exterior wood trim, fresh front yard sod, a new sprinkler controller, and an attractive stamped concrete rear patio all installed in 2026. This is a rare chance to invest in a home positioned minutes from DFW Airport, Downtown Grapevine, and Southlake Town Square, combining an unbeatable location with endless potential.

Key facts

• Wetbar
• Large kitchen
• Breakfast bar

Tags

• GRAPEVINE COLLEYVILLE ISD
• FORMAL LIVING AND DINING AREA
• FAMILY ROOM WITH FIREPLACE
• WETBAR
• LARGE KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-517 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (22.3% below list).
• Recommended offer: $357k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.9% in Grapevine — 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 82/100 on livability (#14 in TX, #1,085 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, amenities A-; Watch: cost of living D+, commute D.
• Grapevine-Colleyville ISD (suburban): math 52% / reading 61% proficiency, ranked #59 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 191 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 39% of the median local income ($111k/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 $3k of loan paydown is wiped out by about $14k 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 64 days — a 6% lower offer ($432k) 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 $357,272 (22.3% 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 64 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 10.7

CMA / ARV

• ARV (median comp): $554,267
• List price: $460,000
• Delta: -17.01%
• 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
1801 Rolling Ridge Dr	0.00mi	4/2.5 (+1)	2,559 (0%)	0mo	$460,000	$180	93
5147 Haydenbend Cir	0.08mi	4/2.5 (+1)	2,472 (-3%)	4mo	$649,000	$263	80
4366 Vineyard Creek Dr	0.38mi	4/3.0 (+1)	2,616 (+2%)	3mo	$700,000	$268	68
701 Sabel Ridge Ln	0.38mi	4/2.5 (+1)	2,517 (-2%)	9mo	$539,000	$214	65
1913 Hartford Rd	0.51mi	4/2.5 (+1)	2,624 (+2%)	1mo	$640,000	$244	64
1825 Sandalwood Ln	0.21mi	4/3.0 (+1)	2,856 (+12%)	1mo	$625,000	$219	61
709 Wortham Dr	0.21mi	4/2.0 (+1)	2,279 (-11%)	8mo	$615,000	$270	60
703 Sabel Ridge Ln	0.37mi	3/2.5	2,315 (-10%)	5mo	$560,000	$242	60
516 Briarcroft Dr	0.47mi	4/2.5 (+1)	2,477 (-3%)	7mo	$515,000	$208	60
804 Wonder Way	0.40mi	4/2.5 (+1)	2,438 (-5%)	9mo	$549,000	$225	59
1917 Waterford Dr	0.54mi	4/2.5 (+1)	2,782 (+9%)	7mo	$679,900	$244	47
4810 Trevor Trl	0.65mi	4/3.0 (+1)	2,886 (+13%)	8mo	$749,000	$260	33

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-108,028
• Equity at exit: $68,587

10-year hold

• IRR: -20.8%
• Equity multiple: -0.08×
• Total profit: $-138,776
• Equity at exit: $39,772

Cash invested: $128,800 (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 76051

• Rents YoY: 2.8%
• Active inventory: 191
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,573 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$735 /mo · $8,825/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $-517

Break-even live

Break-even rent $4,227

Max offer price $368,683

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-387	+0% $-517	+5% $-647	+10% $-777
Rent	-10% $-799	-5% $-658	+0% $-517	+5% $-376	+10% $-235
Rate	-1.0pp $-285	-0.5pp $-400	base $-517	+0.5pp $-636	+1.0pp $-757

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5202 Heatherdale Dr Grapevine, TX	3.0	2.0	2287	$5,500	$2.40	1d	1	0.19mi
611 Ashbrook Ct Euless, TX	3.0	2.0	1782	$2,600	$1.46	26d	1	0.46mi
516 Arbor Oak Dr Grapevine, TX	4.0	2.5	2464	$3,300	$1.34	24d	1	0.48mi
3610 Soft Wind Ct Grapevine, TX	2.0	2.5	1935	$2,700	$1.40	45d	1	0.84mi
5140 Chinquapin Dr Colleyville, TX	4.0	3.5	2986	$3,750	$1.26	9d	1	0.96mi
3509 Edgehill St Grapevine, TX	4.0	3.5	2167	$3,500	$1.62	7d	1	1.36mi
3509 Edgehill St Grapevine, TX	4.0	3.5	2167	$3,500	$1.62	1d	1	1.36mi
2942 Woodland Hills Dr Grapevine, TX	3.0	2.5	2346	$3,800	$1.62	45d	1	1.41mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $460,000 Pending 64 DOM
2. 2026-06-09
   statusdays on market $460,000 Active Option Contract 61 DOM
3. 2026-06-08
   days on market $460,000 Active 60 DOM
4. 2026-06-07
   days on market $460,000 Active 59 DOM
5. 2026-06-04
   days on market $460,000 Active 56 DOM
6. 2026-06-03
   days on market $460,000 Active 55 DOM
7. 2026-06-02
   days on market $460,000 Active 54 DOM
8. 2026-06-01
   days on market $460,000 Active 53 DOM
9. 2026-05-31
   days on market $460,000 Active 52 DOM
10. 2026-04-21
    price $475,000 970-char remark

    Show marketing remark (970 chars)

    Wonderful Location and Opportunity to purchase in sought after Shadow Glen and Grapevine Colleyville ISD! Ready for you to make this your own and priced for your updates, allowing you to bring your design and vision to life. Enter into your formal living and dining area, adjacent to Family Room with fireplace and wetbar. Large kitchen with breakfast bar, pantry and utility. The second floor features four bedrooms, including a primary suite and an additional full bath, all benefiting from recently updated flooring. While the interior awaits your personal touch, the property features recent exterior upgrades, including a new roof, gutters, exterior wood trim, fresh front yard sod, a new sprinkler controller, and an attractive stamped concrete rear patio all installed in 2026. This is a rare chance to invest in a home positioned minutes from DFW Airport, Downtown Grapevine, and Southlake Town Square, combining an unbeatable location with endless potential.

11. 2026-04-09
    listed $499,999 Active 970-char remark

    Show marketing remark (970 chars)

    Wonderful Location and Opportunity to purchase in sought after Shadow Glen and Grapevine Colleyville ISD! Ready for you to make this your own and priced for your updates, allowing you to bring your design and vision to life. Enter into your formal living and dining area, adjacent to Family Room with fireplace and wetbar. Large kitchen with breakfast bar, pantry and utility. The second floor features four bedrooms, including a primary suite and an additional full bath, all benefiting from recently updated flooring. While the interior awaits your personal touch, the property features recent exterior upgrades, including a new roof, gutters, exterior wood trim, fresh front yard sod, a new sprinkler controller, and an attractive stamped concrete rear patio all installed in 2026. This is a rare chance to invest in a home positioned minutes from DFW Airport, Downtown Grapevine, and Southlake Town Square, combining an unbeatable location with endless potential.

12. 1990-03-30
    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: $8,825 · $735/mo
• Projected year-2 tax: $8,825 · $735/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 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,873
• − Mortgage interest: −$25,767
• − Property taxes: −$8,825
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,430
• − Management: −$3,430
• − Depreciation: −$13,382
• Taxable loss: −$14,261
• Est. tax savings @ 24.0%: +$3,423
• After-tax cash flow: $-2,780/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: Grapevine-Colleyville ISD
• NCES district ID: 4821660
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $87,621
• Composite: 51.74/100
• National rank: #1683
• State rank: #59 of 826 in TX

Livability — Grapevine

• Score: 82/100
• State rank: #14
• US rank: #1085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grapevine, TX
• County: Tarrant County · 2,033,669 people
• City population: 50,618
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 50,618
• Household income: $111,160
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 2272.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 12% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 13% Other Indo-European 4% Chinese 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: ▼ -291.98%
• Current HPI: 274.5097
• Rent YoY: ▲ 2.80%
• 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

-5.0% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $475,000 NTREIS
• 2026-04-09 Listed $499,999 NTREIS
• 1990-03-30 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $8,825 · +3.5% YoY. Source: county tax records.