5225 Legacy St · Haltom City, TX 76117

$249,990

2 bd · 2.0 ba · 1,084 sqft · Townhouse · 50 Days on market

Built 2026 $231/sqft · at area comps Est $250k · 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 +10.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CB JENI Homes - AMELIA floor plan. This 2-bedroom, 2 full bath townhome features a full-size bedroom with an ensuite bath, perfect for guests or as a home workspace, and a laundry area that accommodates a full-size washer and dryer. The 2nd floor offers a bright and cheerful setting that's perfect for entertaining. The beautiful kitchen, with quartz countertops, spacious cabinets and designer hardware, opens to the living area. The primary bedroom will allow for a queen or king size bed and has 2 separate closets. The primary bathroom has an oversized shower, ceramic tile flooring and shower walls, and a double sink vanity. Available in JUNE!

Key facts

• Spacious cabinets
• Quartz countertops
• Full-size bedroom

Tags

• FULL-SIZE BEDROOM
• ENSUITE BATH
• LAUNDRY AREA
• QUARTZ COUNTERTOPS
• SPACIOUS CABINETS
• DESIGNER HARDWARE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (29.6% below list).
• Recommended offer: $176k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% in Haltom City — 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 66/100 on livability (#644 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities 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.
• Market conditions: Rents rising fast (+7.9%/yr); 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/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 $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($242k) 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,882 (29.6% 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 50 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $250,165
• List price: $249,990
• Delta: -0.07%
• 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
5222 Springlake Pkwy	0.02mi	2/2.0	1,084 (0%)	1mo	$234,990	$217	98
5236 Legacy St	0.04mi	2/2.0	1,092 (+1%)	8mo	$244,000	$223	90
5304 Cornerstone St	0.16mi	2/2.0	1,092 (+1%)	3mo	$246,990	$226	89
5220 Springlake Pkwy	0.02mi	2/2.0	1,145 (+6%)	1mo	$244,990	$214	89
5234 Legacy St	0.03mi	2/2.0	1,084 (0%)	12mo	$261,000	$241	88
5238 Legacy St	0.04mi	2/2.0	1,084 (0%)	12mo	$269,330	$248	88
5320 Cornerstone St	0.17mi	2/2.0	1,084 (0%)	5mo	$235,000	$217	88
5256 Springlake Pkwy	0.06mi	2/2.0	1,108 (+2%)	8mo	$240,000	$217	87
5240 Legacy St	0.04mi	2/2.0	1,092 (+1%)	12mo	$254,000	$233	87
5342 Springlake Pkwy	0.20mi	2/2.0	1,084 (0%)	11mo	$245,000	$226	82
5310 Cornerstone St	0.16mi	2/2.0	1,145 (+6%)	7mo	$262,000	$229	77
5344 Springlake Pkwy	0.21mi	2/2.0	1,145 (+6%)	9mo	$253,500	$221	74

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.44×
• Total profit: $-38,914
• Equity at exit: $37,274

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,596
• Equity at exit: $21,615

Cash invested: $69,997 (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 76117

• Home prices YoY: -23.9%
• Rents YoY: 7.9%
• Active inventory: 124
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-116

Break-even live

Break-even rent $1,905

Max offer price $229,533

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-45	+0% $-116	+5% $-187	+10% $-257
Rent	-10% $-255	-5% $-185	+0% $-116	+5% $-46	+10% $23
Rate	-1.0pp $10	-0.5pp $-52	base $-116	+0.5pp $-181	+1.0pp $-246

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5114 Springlake Pkwy Haltom City, TX	2.0	2.0	1196	$2,260	$1.89	44d	1	0.07mi
4708 Haltom Rd Haltom City, TX	2.0	2.0	1161	$2,300	$1.98	44d	1	0.21mi
4704 Haltom Rd Haltom City, TX	2.0	2.0	1161	$2,100	$1.81	44d	1	0.21mi
5301 Springlake Pkwy Haltom City, TX	1.0–2.0	1.0–2.0	813	$1,485	$1.83	23d	4	0.24mi
4425 Jane Anne St Haltom City, TX	3.0	1.5	1025	$1,800	$1.76	25d	1	0.42mi
4209 Haltom Rd Haltom City, TX	3.0	2.0	1404	$1,895	$1.35	45d	1	0.57mi
4957 Colonial Park Dr Haltom City, TX	3.0	2.0	1432	$1,420	$0.99	25d	1	0.62mi
5100 Herrick Ct Haltom City, TX	2.0	2.0	901	$1,075	$1.19	7d	1	0.77mi
5400 Haltom Rd Haltom City, TX	1.0–3.0	1.0–2.0	1095	$2,422	$2.21	0d	71	0.82mi
4200 Northern Cross Blvd Haltom City, TX	1.0–3.0	1.0–2.0	979	$1,436	$1.47	0d	30	0.94mi
5350 Fossil Creek Blvd Fort Worth, TX	2.0	2.0	1127	$1,705	$1.51	44d	1	0.98mi
5350 Fossil Creek Blvd Fort Worth, TX	1.0	1.0	772	$1,204	$1.56	13d	1	0.98mi
5350 Fossil Creek Blvd Apt 411 Haltom City, TX	1.0	1.0	772	$1,245	$1.61	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 5407 Haltom City, TX	2.0	2.0	1030	$1,490	$1.45	44d	1	0.98mi
5350 Fossil Creek Blvd Unit 5371 Haltom City, TX	1.0	1.0	772	$1,250	$1.62	15d	1	0.98mi
5350 Fossil Creek Blvd Unit 5383 Haltom City, TX	3.0	2.0	1324	$2,229	$1.68	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 5387 Haltom City, TX	2.0	2.0	1030	$1,374	$1.33	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 5365 Haltom City, TX	1.0	1.0	772	$1,204	$1.56	0d	1	0.98mi
5350 Fossil Creek Blvd Unit 2105 Haltom City, TX	2.0	2.0	1030	$1,415	$1.37	0d	1	0.98mi
Fossil Creek Blvd #1125 Haltom City, TX	1.0–2.0	1.0–2.0	881	$2,140	$2.43	21d	7	1.00mi
5350 Fossil Creek Blvd Unit 7-734 Fort Worth, TX	1.0–2.0	1.0–2.0	934	$2,180	$2.33	21d	10	1.00mi
5333 Fossil Creek Blvd Unit 5390 Haltom City, TX	2.0	2.0	993	$1,360	$1.37	25d	1	1.06mi
5333 Fossil Creek Blvd Unit 5366 Haltom City, TX	3.0	2.0	1330	$1,915	$1.44	25d	1	1.06mi
5333 Fossil Creek Blvd Unit 5354 Haltom City, TX	1.0	1.0	700	$1,135	$1.62	44d	1	1.06mi
4100 Northern Cross Blvd Fort Worth, TX	3.0	1.0–2.0	948	$2,372	$2.50	0d	36	1.06mi
5604 Macgregor Dr Haltom City, TX	3.0	2.0	1348	$1,900	$1.41	44d	1	1.10mi
5333 Fossil Creek Blvd Fort Worth, TX	1.0	1.0	700	$1,140	$1.63	25d	1	1.12mi
5333 Fossil Creek Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1015	$1,680	$1.66	3d	110	1.12mi
5333 Fossil Creek Blvd Fort Worth, TX	3.0	2.0	1330	$2,170	$1.63	44d	1	1.12mi
5340 Jerri Ln Haltom City, TX	3.0	1.0	1134	$1,795	$1.58	8d	1	1.18mi
5500 N Beach St Fort Worth, TX	2.0	2.0	1105	$1,835	$1.66	4d	1	1.20mi
5500 N Beach St Fort Worth, TX	3.0	2.0	1378	$2,393	$1.74	44d	1	1.20mi
5500 N Beach St Fort Worth, TX	3.0	2.0	1378	$2,297	$1.67	21d	1	1.20mi
5621 Macdougall Dr Haltom City, TX	3.0	2.0	1359	$1,965	$1.45	25d	1	1.20mi
4700 Fossil Vista Dr Haltom City, TX	1.0–3.0	1.0–2.0	984	$2,143	$2.18	2d	12	1.21mi
6228 Glenview Dr North Richland Hills, TX	1.0	1.0	791	$1,225	$1.55	5d	7	1.24mi
3736 Layton Ave Haltom City, TX	3.0	1.5	1100	$1,600	$1.45	44d	1	1.26mi
4699 Fossil Vista Dr Haltom City, TX	1.0	1.0	738	$1,265	$1.71	15d	1	1.26mi
5544 Dunson Dr Haltom City, TX	3.0	2.0	1187	$1,950	$1.64	44d	1	1.29mi
4699 Fossil Vista Dr Unit 3121 Haltom City, TX	3.0	2.0	1273	$1,715	$1.35	0d	1	1.30mi

Listing history 11 events

1. 2026-06-09
   days on market $249,990 Active 50 DOM
2. 2026-06-08
   days on market $249,990 Active 49 DOM
3. 2026-06-08
   days on marketlisting id $249,990 Active 48 DOM
4. 2026-06-07
   days on market $249,990 Active 49 DOM
5. 2026-06-04
   days on market $249,990 Active 46 DOM
6. 2026-06-03
   days on market $249,990 Active 45 DOM
7. 2026-06-02
   days on market $249,990 Active 44 DOM
8. 2026-06-01
   days on market $249,990 Active 43 DOM
9. 2026-05-31
   days on market $249,990 Active 42 DOM
10. 2026-04-20
    listed $249,990 Active 650-char remark

    Show marketing remark (650 chars)

    CB JENI Homes - AMELIA floor plan. This 2-bedroom, 2 full bath townhome features a full-size bedroom with an ensuite bath, perfect for guests or as a home workspace, and a laundry area that accommodates a full-size washer and dryer. The 2nd floor offers a bright and cheerful setting that's perfect for entertaining. The beautiful kitchen, with quartz countertops, spacious cabinets and designer hardware, opens to the living area. The primary bedroom will allow for a queen or king size bed and has 2 separate closets. The primary bathroom has an oversized shower, ceramic tile flooring and shower walls, and a double sink vanity. Available in JUNE!

11. 2026-04-19
    listed $249,990 Active 660-char remark

    Show marketing remark (660 chars)

    CB JENI HOMES AMELIA floor plan. This 2 bedroom, 2 full bath townhome features a full-size bedroom with an ensuite bath, perfect for guests or as a home workspace, and a laundry area that accommodates a full-size washer and dryer. The 2nd floor offers a bright and cheerful setting that’s perfect for entertaining. The beautiful kitchen, with quartz countertops, spacious cabinets and designer hardware, opens to the living area. The primary bedroom will allow for a queen or king size bed and has 2 separate closets. The primary bathroom has an oversized shower, ceramic tile flooring and shower walls, and a double sink vanity. Available in JUNE 2026!

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$3,493/yr (+$291/mo · 323.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,106
• − Mortgage interest: −$14,003
• − Property taxes: −$1,082
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$7,272
• Taxable loss: −$5,878
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $21/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 — Haltom City

• Score: 66/100
• State rank: #644
• US rank: #12214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haltom City, TX
• County: Tarrant County · 2,033,669 people
• City population: 32,950
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,950
• Household income: $51,670
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1105.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 18% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 42% Puerto Rican 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 36% Other Asian/Pacific 4% Vietnamese 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: ▼ -103.25%
• Current HPI: 328.69
• Rent YoY: ▲ 7.89%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $249,990 Zillow
• 2026-04-19 Listed $249,990 NTREIS

Property tax history

-1.4%/yr

Latest (2025): $1,082 · -2.4% YoY. Source: county tax records.