1500 Endicott Dr · Arlington, TX 76018

$199,000

3 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 5 Days on market

Built 1986 7,623 sqft lot Est $325k · 39% under

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Great investment property * You will be happy with the location close to schools, park & major shopping.

Key facts

• Convenient access
• Spacious layout
• Mature trees

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• CONVENIENT ACCESS
• SPACIOUS LAYOUT
• GENEROUS LOT SIZE

Property features AI

Finance

• Other: Subdivision: Oakbrook Add; County: Tarrant; Directions: I20 to Collins S, Left on Endicott, house on right
• Financial info: Listing terms include Cash, FHA-203K, and Other; Second mortgage not indicated
• HOA & community: No homeowners association

Exterior

• Parking: Additional parking available; No garage or carport
• Security: Video surveillance present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story; Preowned (built in 1986); Property not attached; no accessory unit
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation; Year built 1986
• Exterior features: Lot approximately 0.175 acre (69 x 107); Black and clay soil

Interior

• Kitchen: Kitchen and breakfast room
• Bedrooms: 4 bedrooms (primary bedroom located on level 2)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Ceiling fans; Electric cooling
• Interior features: Eat-in kitchen; Two living areas; One dining area; 11 total rooms; Two levels
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 7.6% vs local median 3.7% 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: Fitzgerald El (math 36% / reading 37%, grade F, #1,883 of 4,322 statewide, top 44%, 531 students, 86% FRL) — zoned schools average 86% FRL vs 60% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 76 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 33% of the median local income ($88k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 27% 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 $199,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $324,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 Endicott Dr	0.00mi	4/2.5 (+1)	2,304 (0%)	0mo	$199,000	$86	93
5100 Redwater Dr	0.14mi	4/2.5 (+1)	2,348 (+2%)	0mo	$389,000	$166	83
1611 Caplin Dr	0.25mi	4/2.5 (+1)	2,279 (-1%)	6mo	$325,000	$143	75
1604 Barclay Dr	0.20mi	4/2.5 (+1)	2,222 (-4%)	7mo	$360,000	$162	72
1517 Rockdale Dr	0.08mi	4/2.5 (+1)	2,095 (-9%)	4mo	$290,000	$138	71
1600 Crimson Ct	0.44mi	3/2.0	2,156 (-6%)	1mo	$270,000	$125	68
1616 Barclay Dr	0.25mi	4/2.5 (+1)	2,204 (-4%)	12mo	$263,000	$119	64
5505 Thackery Dr	0.60mi	4/2.5 (+1)	2,281 (-1%)	0mo	$275,000	$121	63
1712 Rockdale Dr	0.36mi	4/2.5 (+1)	2,204 (-4%)	8mo	$360,000	$163	63
1406 Beckwith Dr	0.53mi	4/2.0 (+1)	2,573 (+12%)	13mo	$330,000	$128	40
5621 Creekhollow Dr	0.71mi	3/2.0	1,966 (-15%)	6mo	$325,000	$165	37
5702 Streamside Dr	0.72mi	4/2.5 (+1)	2,633 (+14%)	3mo	$370,000	$141	34

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 · 1.39% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-21,839
• Equity at exit: $29,672

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-15,266
• Equity at exit: $17,206

Cash invested: $55,720 (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 76018

• Home prices YoY: -2.8%
• Rents YoY: 1.4%
• Active inventory: 76
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,396 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$547 /mo · $6,559/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $220

Break-even live

Break-even rent $2,118

Max offer price $199,000

Occupancy floor 86%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 Barbara Ln Arlington, TX	4.0	2.0	1847	$2,071	$1.12	44d	1	0.14mi
1408 Seely St Arlington, TX	3.0	2.0	2125	$2,350	$1.11	5d	1	0.19mi
1733 Duster Cir Arlington, TX	3.0	2.0	1650	$2,125	$1.29	44d	1	0.44mi
1404 Ardmore Dr Arlington, TX	4.0	2.5	1915	$2,473	$1.29	44d	1	0.52mi
706 Langford Dr Arlington, TX	3.0	2.0	1651	$2,200	$1.33	2d	1	0.96mi
2318 Bennington Dr Arlington, TX	3.0	2.5	1615	$2,295	$1.42	24d	1	1.00mi
5305 Manhassett Dr Arlington, TX	3.0	2.0	1576	$2,100	$1.33	24d	1	1.03mi
2402 Bennington Dr Arlington, TX	3.0	2.5	1909	$2,145	$1.12	44d	1	1.03mi
6014 Parkmeadow Dr Arlington, TX	3.0	2.5	1940	$2,450	$1.26	14d	1	1.08mi
2411 Bennington Dr Arlington, TX	3.0	2.5	1738	$2,490	$1.43	44d	1	1.08mi
5203 Sutton Ct Arlington, TX	3.0	2.0	2573	$2,795	$1.09	24d	1	1.11mi
2425 Bennington Dr Arlington, TX	3.0	2.5	1738	$2,325	$1.34	5d	1	1.14mi
2222 Edinburgh St Arlington, TX	3.0	2.0	1812	$2,290	$1.26	20d	1	1.18mi
2222 Edinburgh St Arlington, TX	3.0	2.0	1812	$2,290	$1.26	4d	1	1.18mi
2131 Post Wood Ln Arlington, TX	4.0	2.0	1955	$2,700	$1.38	10d	1	1.22mi
5809 Coldsworth Ct Arlington, TX	3.0	2.0	1990	$2,450	$1.23	44d	1	1.24mi
6002 Rising Meadow Dr Arlington, TX	3.0	2.0	1864	$2,750	$1.48	44d	1	1.31mi
1521 Brookleaf Dr Arlington, TX	3.0	2.0	1625	$2,449	$1.51	44d	1	1.33mi
2334 Belton Dr Arlington, TX	3.0	2.0	1707	$2,950	$1.73	44d	1	1.34mi
6015 Harwood Crossing Dr Arlington, TX	3.0	2.0	1643	$2,200	$1.34	15d	1	1.34mi
1100 Mapleview Dr Arlington, TX	3.0	2.0	1580	$2,098	$1.33	44d	1	1.36mi
6101 Summerfield Dr Arlington, TX	3.0	2.0	1575	$2,440	$1.55	7d	1	1.36mi
6323 Brookbriar Ct Arlington, TX	3.0	2.0	1575	$3,312	$2.10	22d	1	1.37mi
6323 Brookbriar Ct Arlington, TX	3.0	2.0	1575	$2,727	$1.73	44d	1	1.37mi
4450 S State Highway 360 Grand Prairie, TX	2.0–4.0	2.0–3.0	1477	$2,736	$1.85	2d	11	1.38mi
6002 Cohoke Dr Arlington, TX	3.0	2.0	1575	$2,050	$1.30	44d	1	1.42mi
210 Nettletree St Arlington, TX	4.0	2.0	1964	$2,695	$1.37	44d	1	1.49mi

Listing history 12 events

1. 2026-06-04
   status $199,000 Pending 5 DOM
2. 2026-06-03
   days on market $199,000 Active 5 DOM
3. 2026-06-02
   days on market $199,000 Active 4 DOM
4. 2026-06-01
   days on market $199,000 Active 3 DOM
5. 2026-05-31
   days on market $199,000 Active 2 DOM
6. 2026-05-28
   listed $199,000 Active
7. 2011-04-25
   soldstatus Closed 110-char remark

   Show marketing remark (110 chars)

   Great investment property * You will be happy with the location close to schools, park & major shopping.

8. 2011-04-01
   status Pending 110-char remark

   Show marketing remark (110 chars)

   Great investment property * You will be happy with the location close to schools, park & major shopping.

9. 2011-03-23
   listed $54,450 Active 110-char remark

   Show marketing remark (110 chars)

   Great investment property * You will be happy with the location close to schools, park & major shopping.

10. 2010-09-06
    historical
11. 2010-06-30
    listed $85,000
12. 2003-08-06
    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: $6,559 · $547/mo
• Projected year-2 tax: $6,559 · $547/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $28,754
• − Mortgage interest: −$11,147
• − Property taxes: −$6,559
• − Insurance: −$995
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$5,789
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,720/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): 26,834
• Household income: $88,288
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 598.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Hispanic / Latino 34% Black 24% White 23% Asian 14% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 0%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 22% Vietnamese 11% French/Haitian/Cajun 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: ▼ -8.64%
• Current HPI: 296.8765
• Rent YoY: ▲ 1.39%
• 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

+134.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $199,000 NTREIS
• 2011-04-25 Sold (MLS) — NTREIS
• 2011-04-01 Pending — NTREIS
• 2011-03-23 Listed $54,450 NTREIS
• 2010-09-06 Listing Removed — NTREIS
• 2010-06-30 Listed $85,000 NTREIS
• 2003-08-06 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $6,559 · -3.2% YoY. Source: county tax records.