5505 Urbanview St · Sansom Park, TX 76114

$99,000

2 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 3 Days on market

Built 1940 0.51 ac lot ↓ 23% since listing

---

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 +26.3/30.0
• 1% rule +9.5/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - Great opportunity to bring this property back to life! Perfect for investors, flippers, or landlords looking for their next project. Property is being sold AS-IS.

Key facts

• 0.51 acre lot
• Garage
• Built 1940

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Garage; Covered parking (1 covered space); Attached garage (1 garage space)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1940
• Exterior features: Approximately 0.505-acre lot (.5 to < 1 acre); Subdivision: Sansom Park Add; GPS directions available

Interior

• Kitchen: Other appliances
• Bedrooms: Three bedrooms (all on the main level, including a primary bedroom on the main level)
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Five total rooms; One living area; One dining area; One-level layout; Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 69/100 on livability (#403 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, amenities F.
• Castleberry ISD (suburban): math 21% / reading 32% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Castleberry El (math 17% / reading 26%, grade F, #3,470 of 4,322 statewide, top 81%, 747 students, 88% FRL) — zoned schools average 88% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 153 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: property tax is 3.8% of price; built in 1940 — 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 $99,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is D 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?
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: 1.45% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $233,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5615 Landino St	0.17mi	2/1.0	1,160 (-6%)	5mo	$175,000	$151	79
2614 Biway St	0.08mi	3/1.5 (+1)	1,182 (-4%)	14mo	$289,000	$245	72
5813 Terrace Trl	0.34mi	2/1.0	1,158 (-6%)	8mo	$180,000	$155	67
5615 Calloway St	0.32mi	3/2.0 (+1)	1,184 (-4%)	6mo	$237,000	$200	65
5209 Crowley St	0.40mi	3/1.0 (+1)	1,199 (-2%)	10mo	$175,000	$146	64
4812 Flagstone Dr	0.66mi	3/1.0 (+1)	1,224 (-0%)	3mo	$190,000	$155	62
5512 Crowley St	0.37mi	3/2.0 (+1)	1,312 (+7%)	1mo	$269,000	$205	61
2404 Skyline Dr	0.33mi	3/2.0 (+1)	1,352 (+10%)	2mo	$269,000	$199	57
2421 Arrow Ln	0.54mi	2/2.0	1,104 (-10%)	4mo	$250,000	$226	51
5712 Calloway St	0.40mi	3/2.0 (+1)	1,386 (+13%)	2mo	$217,000	$157	49
2121 Andover St	0.61mi	3/2.0 (+1)	1,304 (+6%)	6mo	$239,900	$184	47
2100 Castleberry Cut Off Rd	0.71mi	2/2.0	1,183 (-4%)	13mo	$225,000	$190	46

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,167
• Equity at exit: $14,761

10-year hold

• IRR: 7.2%
• Equity multiple: 1.51×
• Total profit: $14,176
• Equity at exit: $8,560

Cash invested: $27,720 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 153
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$519
• Tax from tax record: −$314 /mo · $3,769/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $256

Break-even live

Break-even rent $1,107

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 Calloway St Fort Worth, TX	3.0	2.0	964	$1,375	$1.43	43d	1	0.33mi
5217 Calloway St Unit B Fort Worth, TX	3.0	2.0	964	$1,275	$1.32	43d	1	0.33mi
5217 Calloway St Unit B Fort Worth, TX	3.0	2.0	964	$1,275	$1.32	24d	1	0.33mi
5205 Calloway St Fort Worth, TX	2.0	1.0	872	$1,495	$1.71	43d	1	0.35mi
2762 Beverly Hills Dr Fort Worth, TX	2.0	1.0	720	$1,600	$2.22	24d	1	0.40mi
5201 Azle Ave Unit 01 Fort Worth, TX	2.0	2.0	868	$1,250	$1.44	43d	1	0.59mi
5833 Cowden St Fort Worth, TX	1.0	1.0	700	$1,200	$1.71	43d	1	0.61mi
3000 Comanche Ave Unit B Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	43d	1	0.61mi
5600 Azle Ave Fort Worth, TX	1.0–2.0	1.0–2.0	935	$1,362	$1.46	20d	7	0.70mi
3665 Marine Creek Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	896	$1,770	$1.98	1d	36	0.81mi
5712 Azle Ave Unit 5745 Fort Worth, TX	3.0	2.0	1246	$1,453	$1.17	43d	1	0.81mi
5712 Azle Ave Unit 2121 Fort Worth, TX	2.0	2.0	963	$1,229	$1.28	2d	1	0.81mi
5712 Azle Ave Unit 3121 Fort Worth, TX	3.0	2.0	1246	$1,410	$1.13	2d	1	0.81mi
5712 Azle Ave Unit 5769 Fort Worth, TX	2.0	2.0	963	$1,262	$1.31	43d	1	0.81mi
1916 Roberts Cut Off Rd Fort Worth, TX	1.0	1.0	700	$895	$1.28	43d	1	0.87mi
5000 Montrose Dr Fort Worth, TX	3.0	2.0	1230	$1,875	$1.52	43d	1	0.96mi
6303 Shady Oaks Manor Dr Fort Worth, TX	3.0	1.0–2.0	931	$1,347	$1.45	2d	44	1.13mi
2701 NW 18th St #2 Fort Worth, TX	3.0	1.5	800	$1,345	$1.68	7d	1	1.18mi
1501 Greenbrier Dr Fort Worth, TX	3.0	2.0	1332	$1,900	$1.43	2d	1	1.28mi
2600 NW 21st St Fort Worth, TX	2.0	1.0	1449	$1,275	$0.88	24d	1	1.36mi
6555 Shady Oaks Manor Dr Fort Worth, TX	1.0–2.0	1.0–2.0	689	$1,401	$2.03	3d	18	1.43mi
2327 Wagner Ave Fort Worth, TX	2.0	1.0	725	$1,050	$1.45	43d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $99,000 Active 3 DOM
2. 2026-06-17
   days on market $99,000 Active 2 DOM
3. 2026-06-15
   remarks 181-char remark
4. 2026-06-15
   listed $99,000 Active 1 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: $3,769 · $314/mo
• Projected year-2 tax: $3,769 · $314/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 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: $17,179
• − Mortgage interest: −$5,546
• − Property taxes: −$3,769
• − Insurance: −$495
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,880
• Taxable income: $1,741
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,659/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: Castleberry ISD
• NCES district ID: 4813170
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,060
• Composite: 22.22/100
• National rank: #8152
• State rank: #701 of 826 in TX

Livability — Sansom Park

• Score: 69/100
• State rank: #403
• US rank: #8368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sansom Park, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

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: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

-23.3% since first listed

7 events — show timeline

• 2026-06-15 Listed $99,000 NTREIS
• 2025-12-04 Listing Removed — NTREIS
• 2025-08-11 Price Changed $119,000 NTREIS
• 2025-08-05 Listed $129,000 NTREIS
• 2025-07-22 Sold (Public Records) — Public Records
• 2015-08-12 Sold (Public Records) — Public Records
• 1990-11-03 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,769 · -16.3% YoY. Source: county tax records.