6610 High Country Trl · Arlington, TX 76016

$233,000

3 bd · 2.0 ba · 1,911 sqft · SingleFamily public records · 23 Days on market

Built 1979 5,619 sqft lot Est $346k · 33% 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 +14.6/30.0
• 1% rule +4.7/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS WONDERFUL SW ARLINGTON HOME SHOWS LOADS OF TLC, SPOTLESS CLEAN AND BEAUTIFULLY DECORATED, TWO LIVING AND TWO DINING AREAS, GRANITE COUNTER TOPS IN KITCHEN, LARGE COVERED PATIO, MASSIVE BACKYARD, PLUS STORAGE BUILDING! QUICK CLOSING IS OK!

Key facts

• Wooded surroundings
• Covered rear patio
• Hvac system replaced

Tags

• LARGE CUL-DE-SAC LOT
• MATURE TREES
• COVERED REAR PATIO
• PRIVATE BACKYARD SETTING
• WOODED SURROUNDINGS
• HVAC SYSTEM REPLACED

Property features AI

Finance

• HOA & community: No HOA/association

Exterior

• Parking: Attached 2-car garage with garage door opener and inside entrance; Covered parking for 2 vehicles; Driveway and concrete parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Attached property; One story; Built in 1979
• Construction: Brick, siding, and wood construction; Composition roof; Slab foundation
• Exterior features: Lot less than 0.5 acre; Subdivision: Woodfield Add

Interior

• Kitchen: Granite countertops; Dishwasher; Disposal; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Two additional bedrooms on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Decorative lighting; Cable TV available; High-speed internet available; Granite counters; Walk-in closets; Two living areas; One dining area; Eight total rooms; One-story layout
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $57 ($686/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 $226k (2.9% below list).
• Recommended offer: $226k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Miller El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 588 students, 70% FRL); Young J H (math 46% / reading 50%, grade C-, #400 of 1,662 statewide, top 24%, 777 students, 47% FRL); Martin H S (math 41% / reading 66%, grade C-, #428 of 1,632 statewide, top 27%, 3,789 students, 42% FRL).
• Zoned-school proficiency averages 42% at this address vs 29% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Arlington ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.5%/yr); 180 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 23 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago 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: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,357 (2.9% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.97% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $345,891
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4721 Layla Rd	0.33mi	3/2.0	2,020 (+6%)	7mo	$365,000	$181	69
4604 Lindberg Dr	0.32mi	3/2.0	1,720 (-10%)	2mo	$320,000	$186	67
6611 Greenspring Dr	0.26mi	3/2.0	1,676 (-12%)	1mo	$310,000	$185	66
4503 Lake Park Dr	0.61mi	3/2.0	1,975 (+3%)	1mo	$350,000	$177	65
4215 Crossgate Ct	0.54mi	3/2.0	1,844 (-4%)	5mo	$330,000	$179	64
4131 Crossgate Ct	0.61mi	3/2.0	1,845 (-4%)	2mo	$260,000	$141	64
4720 Michelle Dr	0.70mi	3/2.0	1,889 (-1%)	4mo	$370,000	$196	62
7007 Forestview Dr	0.36mi	3/2.0	1,691 (-12%)	6mo	$275,000	$163	59
5105 National Ct	0.57mi	3/2.0	2,055 (+8%)	3mo	$385,000	$187	58
6305 High Country Trl	0.36mi	4/2.0 (+1)	2,111 (+10%)	3mo	$304,000	$144	58
4615 Bayonne Ct	0.23mi	4/2.0 (+1)	2,165 (+13%)	6mo	$339,750	$157	57
7116 Bowman Springs Rd	0.65mi	4/1.5 (+1)	1,778 (-7%)	3mo	$365,000	$205	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.38×
• Total profit: $-40,640
• Equity at exit: $34,741

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-55,896
• Equity at exit: $20,146

Cash invested: $65,240 (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 76016

• Rents YoY: -1.5%
• Active inventory: 180
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$412 /mo · $4,945/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $57

Break-even live

Break-even rent $2,191

Max offer price $233,000

Occupancy floor 92%

Sensitivity live

Price	-10% $189	-5% $123	+0% $57	+5% $-9	+10% $-75
Rent	-10% $-122	-5% $-32	+0% $57	+5% $147	+10% $236
Rate	-1.0pp $175	-0.5pp $116	base $57	+0.5pp $-3	+1.0pp $-65

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6512 High Country Trl Arlington, TX	4.0	2.0	2368	$2,475	$1.05	4d	1	0.15mi
6610 Greenspring Dr Arlington, TX	3.0	2.0	1517	$1,895	$1.25	1d	1	0.24mi
6610 Greenspring Dr Arlington, TX	3.0	2.0	1517	$2,295	$1.51	46d	1	0.24mi
6905 Forestview Dr Arlington, TX	3.0	2.0	1780	$2,149	$1.21	26d	1	0.29mi
6515 Greenspring Dr Arlington, TX	4.0	2.0	1900	$2,295	$1.21	45d	1	0.30mi
4611 Rockland Dr Arlington, TX	3.0	2.0	1936	$2,050	$1.06	45d	1	0.33mi
7014 Cadillac Blvd Arlington, TX	3.0	2.0	1525	$2,199	$1.44	45d	1	0.33mi
4027 Southern Charm Ct Arlington, TX	2.0	2.5	1368	$2,000	$1.46	20d	1	0.57mi
4010 Southern Charm Ct Arlington, TX	3.0	2.5	1540	$1,995	$1.30	19d	1	0.60mi
4131 Crossgate Ct Arlington, TX	3.0	2.0	1845	$2,350	$1.27	1d	1	0.62mi
6311 Twinhill Dr Arlington, TX	3.0	2.0	1234	$2,050	$1.66	19d	1	0.88mi
5933 Sagebrush Trl Arlington, TX	3.0	2.0	1463	$2,159	$1.48	45d	1	0.89mi
6606 Cliffwood Ct Arlington, TX	4.0	2.5	2220	$3,000	$1.35	0d	1	0.90mi
6116 Silkcrest Trl Arlington, TX	4.0	2.0	2010	$2,500	$1.24	45d	1	0.91mi
4819 Butterfield Rd Arlington, TX	3.0	2.0	1649	$2,190	$1.33	22d	1	0.92mi
4819 Butterfield Rd Arlington, TX	3.0	2.0	1649	$2,190	$1.33	24d	1	0.92mi
4921 Arborgate Dr Arlington, TX	3.0	2.0	1674	$2,125	$1.27	19d	1	0.94mi
4921 Arborgate Dr Arlington, TX	3.0	2.0	1674	$2,125	$1.27	24d	1	0.94mi
3900 Brookgate Ct Arlington, TX	4.0	2.5	2327	$2,256	$0.97	45d	1	0.96mi
4820 Crest Dr Arlington, TX	3.0	2.0	1577	$2,280	$1.45	1d	1	0.97mi
5016 Santa Fe Ct Arlington, TX	3.0	2.0	1487	$2,405	$1.62	1d	1	0.99mi
5533 Grenada Dr Fort Worth, TX	4.0	2.0	2065	$2,700	$1.31	45d	1	1.00mi
4300 Spring Hill Ln Arlington, TX	3.0	2.0	1648	$2,100	$1.27	5d	1	1.03mi
5902 Silverpoint Ct Arlington, TX	4.0	3.0	2094	$2,321	$1.11	4d	1	1.12mi
5719 Red Cactus Ct Arlington, TX	2.0	1.5	1252	$1,600	$1.28	12d	1	1.39mi
4804 Fawn Valley Ct Arlington, TX	3.0	2.0	1862	$2,750	$1.48	26d	1	1.39mi
5640 Willamette Dr Fort Worth, TX	4.0	3.5	2013	$2,340	$1.16	45d	1	1.41mi
5641 Willamette Dr Fort Worth, TX	3.0	2.5	1631	$2,150	$1.32	19d	1	1.42mi
5664 Shore Point Trl Fort Worth, TX	3.0	2.5	1742	$2,150	$1.23	45d	1	1.42mi
5300 Stagetrail Dr Arlington, TX	3.0	2.0	1412	$2,000	$1.42	1d	1	1.45mi

Listing history 15 events

1. 2026-06-21
   days on market $233,000 Active 23 DOM
2. 2026-06-18
   days on market $233,000 Active 20 DOM
3. 2026-06-17
   days on market $233,000 Active 19 DOM
4. 2026-06-16
   days on market $233,000 Active 18 DOM
5. 2026-06-16
   price $233,000 Active 17 DOM
6. 2026-06-15
   days on market $242,000 Active 17 DOM
7. 2026-06-13
   days on market $242,000 Active 15 DOM
8. 2026-06-09
   days on market $242,000 Active 11 DOM
9. 2026-06-08
   days on market $242,000 Active 10 DOM
10. 2026-06-07
    days on market $242,000 Active 9 DOM
11. 2026-06-04
    days on market $242,000 Active 6 DOM
12. 2026-06-03
    days on market $242,000 Active 5 DOM
13. 2026-06-02
    days on market $242,000 Active 4 DOM
14. 2026-06-01
    days on market $242,000 Active 3 DOM
15. 2026-05-31
    days on market $242,000 Active 2 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: $4,945 · $412/mo
• Projected year-2 tax: $4,945 · $412/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 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,163
• − Mortgage interest: −$13,052
• − Property taxes: −$4,945
• − Insurance: −$1,165
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$6,778
• Taxable loss: −$3,123
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,436/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,280
• Household income: $108,885
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 517.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Arabic 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: ▼ -241.12%
• Current HPI: 253.48
• Rent YoY: ▼ -1.53%
• 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

+93.6% since first listed

17 events — show timeline

• 2026-05-29 Listed $242,000 NTREIS
• 2026-05-15 Rental Removed $2,099 Tricon
• 2026-05-07 Price Changed $2,099 Tricon
• 2026-04-29 Price Changed $2,159 Tricon
• 2026-04-23 Price Changed $2,129 Tricon
• 2026-04-16 Price Changed $2,189 Tricon
• 2026-04-08 Listed for Rent $2,249 Tricon
• 2016-06-16 Sold (Public Records) — Public Records
• 2016-02-22 Sold (Public Records) — Public Records
• 2014-04-29 Sold (Public Records) — Public Records
• 2014-04-25 Sold (MLS) — NTREIS
• 2014-04-23 Pending — NTREIS
• 2014-04-09 Contingent — NTREIS
• 2014-04-01 Relisted — NTREIS
• 2014-03-20 Listing Removed — NTREIS
• 2014-03-11 Contingent — NTREIS
• 2014-03-04 Listed $125,000 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $4,945 · -16.6% YoY. Source: county tax records.