4140 Rufe Snow Dr · North Richland Hills, TX 76180

$239,900

3 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 318 Days on market

Built 1957 10,803 sqft lot $120/sqft · 14% below area Est $280k · 14% under

---

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 +14.0/15.0
• Cash flow +8.6/30.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

FOUNDATION REPAIR DONE ON 1.14.26! HOUSE IS PRICED TO SELL! Comfort, Style & Convenience in North Richland Hills! This charming 3-bedroom, 2.5-bath home offers the perfect blend of functionality and modern updates—quartz countertops, spacious living areas, and a versatile bonus room perfect for a media room or playroom. The oversized bedrooms are a true highlight, each offering ample space for rest and relaxation. This home offers incredible value in a prime location with easy access to TX-183, Loop 820, and DFW Airport. Enjoy nearby top-rated schools, shopping, dining, and recreational options. Don’t miss your chance to make this beautifully updated home yours—sche

Key facts

• Quartz countertops
• Versatile bonus room
• Prime location

Tags

• QUARTZ COUNTERTOPS
• SPACIOUS LIVING AREAS
• VERSATILE BONUS ROOM
• PRIME LOCATION
• EASY ACCESS TO TX-183
• EASY ACCESS TO LOOP 820

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.6% below list).
• Recommended offer: $203k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Market conditions: Rents soft (-1.6%/yr); 152 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 32% of the median local income ($82k/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 $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 318 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $240k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $203,344 (15.2% 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 318 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 9.3

CMA / ARV

• ARV (median comp): $280,200
• List price: $239,900
• Delta: -14.38%
• 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
6513 Circleview Dr	0.46mi	3/2.0	1,936 (-3%)	0mo	$378,900	$196	74
6729 Oliver Dr	0.51mi	3/2.0	1,988 (-0%)	5mo	$350,000	$176	72
6620 Diamond Ridge Dr	0.46mi	3/2.0	2,075 (+4%)	1mo	$385,000	$186	71
4724 Mackey Dr	0.58mi	3/2.0	1,995 (+0%)	4mo	$359,000	$180	70
6525 Briley Dr	0.36mi	3/2.0	2,140 (+7%)	4mo	$450,000	$210	68
6629 Tabor St	0.19mi	3/2.0	1,746 (-12%)	4mo	$345,000	$198	66
6428 St. George Ct	0.45mi	4/2.0 (+1)	2,078 (+4%)	2mo	$499,000	$240	66
6425 ST George Ct	0.45mi	4/2.0 (+1)	2,079 (+4%)	3mo	$499,000	$240	65
4412 Diamond Loch N	0.38mi	4/2.0 (+1)	2,114 (+6%)	4mo	$435,000	$206	64
6728 Riviera Dr	0.55mi	3/2.0	1,751 (-12%)	3mo	$335,000	$191	52
4713 Holiday Ln W	0.66mi	3/3.0	1,824 (-8%)	0mo	$359,000	$197	51
3549 Holder St	0.73mi	4/3.0 (+1)	2,035 (+2%)	4mo	$400,000	$197	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.13×
• Total profit: $-58,158
• Equity at exit: $35,770

10-year hold

• IRR: -41.5%
• Equity multiple: -0.36×
• Total profit: $-91,166
• Equity at exit: $20,742

Cash invested: $67,172 (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 76180

• Rents YoY: -1.6%
• Active inventory: 152
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$543 /mo · $6,520/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-207

Break-even live

Break-even rent $2,407

Max offer price $203,344

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4315 Mackey Dr North Richland Hills, TX	3.0	1.5	1421	$1,995	$1.40	43d	1	0.32mi
4300 Mackey Dr Unit N North Richland Hills, TX	3.0	2.0	1964	$2,200	$1.12	19d	1	0.35mi
4300 Mackey Dr North Richland Hills, TX	3.0	2.0	1964	$2,200	$1.12	43d	1	0.35mi
6540 Victoria Ave North Richland Hills, TX	4.0	3.0	2012	$2,650	$1.32	7d	1	0.38mi
6728 Karen Dr North Richland Hills, TX	3.0	2.0	1645	$1,900	$1.16	24d	1	0.76mi
3625 Venice Dr North Richland Hills, TX	4.0	2.0	1896	$2,095	$1.10	24d	1	0.80mi
3708 Holland Dr North Richland Hills, TX	3.0	2.0	1675	$2,050	$1.22	15d	1	0.84mi
3319 Crites St Richland Hills, TX	3.0	2.0	1600	$1,650	$1.03	43d	1	1.11mi
3319 Crites St Unit 101 Richland Hills, TX	3.0	2.5	1580	$1,650	$1.04	24d	1	1.11mi
3319 Crites St Unit 203 Richland Hills, TX	3.0	2.0	1680	$1,595	$0.95	43d	1	1.11mi
4421 Florence Ave North Richland Hills, TX	1.0–3.0	1.0–3.0	1302	$2,977	$2.29	3d	25	1.11mi
5941 Tourist Dr North Richland Hills, TX	4.0	2.5	1736	$2,000	$1.15	43d	1	1.19mi
4532 Tripp St North Richland Hills, TX	3.0	2.5	1703	$2,400	$1.41	22d	1	1.24mi
5501 Crosby Dr North Richland Hills, TX	4.0	3.0	2141	$3,000	$1.40	43d	1	1.24mi
4525 Ward St North Richland Hills, TX	3.0	2.5	2362	$3,300	$1.40	1d	1	1.26mi
3517 Tourist Dr North Richland Hills, TX	3.0	2.0	1401	$2,200	$1.57	43d	1	1.29mi
4512 Ward St North Richland Hills, TX	3.0	2.5	1640	$2,500	$1.52	24d	1	1.29mi
4525 Bishop St North Richland Hills, TX	3.0	2.5	1988	$2,695	$1.36	7d	1	1.29mi
6506 Park Place Dr Richland Hills, TX	3.0	2.5	1528	$1,995	$1.31	22d	1	1.30mi
6506 Park Place Dr Richland Hills, TX	3.0	2.5	1528	$2,050	$1.34	24d	1	1.30mi
6500 Park Place Dr Unit 6506 Richland Hills, TX	3.0	2.5	1528	$1,995	$1.31	24d	1	1.30mi
4500 Ward St North Richland Hills, TX	3.0	2.5	1649	$2,599	$1.58	24d	1	1.30mi
4513 Bishop St North Richland Hills, TX	3.0	2.5	1678	$2,700	$1.61	43d	1	1.30mi
3417 Willowcrest Dr North Richland Hills, TX	3.0	2.0	2228	$2,141	$0.96	22d	1	1.31mi
6605 Park Place Dr Unit A Richland Hills, TX	3.0	2.5	1850	$1,700	$0.92	43d	1	1.32mi
6605 Park Place Dr Unit A Richland Hills, TX	3.0	2.5	1388	$1,595	$1.15	14d	1	1.32mi
6520 Park Place Dr Richland Hills, TX	2.0–3.0	1.0–2.0	1317	$1,550	$1.18	2d	3	1.33mi
4348 Henderson Ave North Richland Hills, TX	3.0	2.5	1650	$2,499	$1.51	7d	1	1.34mi
5585 Crosby Dr North Richland Hills, TX	3.0	3.5	1922	$2,500	$1.30	24d	1	1.35mi
5033 Winder Ct Unit C North Richland Hills, TX	3.0	2.0	1457	$1,670	$1.15	7d	1	1.35mi
5821 Circular Dr North Richland Hills, TX	4.0	2.0	1885	$2,150	$1.14	43d	1	1.36mi
6309 Iron Horse Blvd North Richland Hills, TX	2.0	1.0–2.0	912	$2,179	$2.39	1d	29	1.40mi
6490 Iron Horse Blvd Unit 6523 North Richland Hills, TX	3.0	2.0	1298	$2,362	$1.82	3d	1	1.42mi

Listing history 43 events

1. 2026-06-18
   days on market $239,900 Active 318 DOM
2. 2026-06-17
   days on market $239,900 Active 317 DOM
3. 2026-06-16
   days on market $239,900 Active 316 DOM
4. 2026-06-15
   days on market $239,900 Active 315 DOM
5. 2026-06-13
   days on market $239,900 Active 313 DOM
6. 2026-06-09
   days on market $239,900 Active 309 DOM
7. 2026-06-08
   days on market $239,900 Active 308 DOM
8. 2026-06-07
   days on market $239,900 Active 307 DOM
9. 2026-06-04
   days on market $239,900 Active 304 DOM
10. 2026-06-03
    days on market $239,900 Active 303 DOM
11. 2026-06-02
    days on market $239,900 Active 302 DOM
12. 2026-06-01
    days on market $239,900 Active 301 DOM
13. 2026-05-31
    days on market $239,900 Active 300 DOM
14. 2026-05-11
    status Active
15. 2026-05-06
    historical Active Option Contract
16. 2026-04-28
    status Active
17. 2026-04-20
    historical Active Option Contract
18. 2026-02-26
    status Active
19. 2026-02-20
    historical Active Option Contract
20. 2026-02-14
    status Active
21. 2026-02-12
    historical Active Option Contract
22. 2026-02-01
    status Active
23. 2026-01-26
    historical Active Option Contract
24. 2025-12-15
    price $229,900
25. 2025-11-15
    price $239,900
26. 2025-10-16
    price $249,900
27. 2025-09-16
    price $259,900
28. 2025-08-17
    price $269,900
29. 2025-07-18
    listed $279,900 Active
30. 2025-06-17
    historical
31. 2025-03-04
    status Active
32. 2025-02-23
    historical Active Option Contract
33. 2024-12-10
    price $270,000
34. 2024-10-17
    price $299,000
35. 2024-09-27
    price $315,000
36. 2024-09-16
    price $330,000
37. 2024-09-06
    listed $340,000 Active
38. 2024-06-12
    soldstatus Closed
39. 2024-06-12
    soldstatus
40. 2024-05-13
    price $270,000
41. 2024-05-04
    listed $299,999 Active
42. 2024-01-29
    soldstatus
43. 1994-01-18
    soldstatus $46,550

ⓘ 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: $6,520 · $543/mo
• Projected year-2 tax: $6,520 · $543/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 8/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,738
• − Mortgage interest: −$13,438
• − Property taxes: −$6,520
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$6,979
• Taxable loss: −$6,517
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $-919/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): 38,371
• Household income: $81,503
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1551.0

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 62% Hispanic / Latino 22% Two or more races 10% Black 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 78% English-only · Spanish 14% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -223.22%
• Current HPI: 279.046
• Rent YoY: ▼ -1.60%
• 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

+393.9% since first listed

30 events — show timeline

• 2026-05-11 Relisted — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-20 Contingent — NTREIS
• 2026-02-26 Relisted — NTREIS
• 2026-02-20 Contingent — NTREIS
• 2026-02-14 Relisted — NTREIS
• 2026-02-12 Contingent — NTREIS
• 2026-02-01 Relisted — NTREIS
• 2026-01-26 Contingent — NTREIS
• 2025-12-15 Price Changed $229,900 NTREIS
• 2025-11-15 Price Changed $239,900 NTREIS
• 2025-10-16 Price Changed $249,900 NTREIS
• 2025-09-16 Price Changed $259,900 NTREIS
• 2025-08-17 Price Changed $269,900 NTREIS
• 2025-07-18 Listed $279,900 NTREIS
• 2025-06-17 Listing Removed — NTREIS
• 2025-03-04 Relisted — NTREIS
• 2025-02-23 Contingent — NTREIS
• 2024-12-10 Price Changed $270,000 NTREIS
• 2024-10-17 Price Changed $299,000 NTREIS
• 2024-09-27 Price Changed $315,000 NTREIS
• 2024-09-16 Price Changed $330,000 NTREIS
• 2024-09-06 Listed $340,000 NTREIS
• 2024-06-12 Sold (Public Records) — Public Records
• 2024-06-12 Sold (MLS) — NTREIS
• 2024-05-13 Price Changed $270,000 NTREIS
• 2024-05-04 Listed $299,999 NTREIS
• 2024-01-29 Sold (Public Records) — Public Records
• 1994-01-18 Sold (Public Records) $46,550 Public Records

Property tax history

+6.5%/yr

Latest (2025): $6,520 · -1.0% YoY. Source: county tax records.