1032 Tennessee Trl · Arlington, TX 76017

$200,000

2 bd · 2.0 ba · 1,077 sqft · Townhouse public records · 66 Days on market

Built 1986 3,267 sqft lot $186/sqft · 8% below area Est $216k · 8% 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).

• Cash flow +15.5/30.0
• ARV discount +10.9/15.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Crest • Half duplex • Corner lot • Mansfield ISD • Wood-burning fireplace • Fenced backyard • 2-car detached carport • Storage room • No HOA Corner-lot opportunity in south Arlington with flexibility for an owner-occupant or rental hold. Located in The Crest, 1034 Tennessee Trail is a 2-bedroom, 2-bath half duplex with 1,077 square feet, a smart single-story layout, & updates that make it easy to move right in. The location puts you close to everyday shopping, dining, & neighborhood conveniences while still offering a comfortable residential setting in Arlington. The home is also served by Mansfield ISD, a major plus for buyers looking for location and school district value. Inside, the living room has great character with a bold blue accent wall, LVP flooring, a wood-burning brick fireplace, and a ceiling fan that helps tie the whole space together. It feels open, inviting, & easy to furnish, with a natural flow into the dining area & kitchen. Updated flooring in the main living spaces gives the home a clean & durable finish for everyday living. The kitchen offers generous cabinet storage, an electric range & dishwasher. Both bedrooms include ceiling fans. The primary bedroom stands out for its size, ensuite bath, & direct access to the backyard, giving it a setup that feels both comfortable and functional. A dedicated laundry area adds another layer of convenience. Outside is where this property keeps delivering. The fenced backyard offers usable space for pets, play, or simply enjoying the outdoors. In the back, you’ll find a detached 2-car carport plus a separate storage room, a valuable feature for tools, seasonal items, or extra household storage. With no HOA, this is a strong option whether you plan to live in it yourself or add it to your investment portfolio. Currently on a month-to-month contract with a tenant who is happy to continue renting. Foundation repair completed by Perma-Pier with Passing Hydrostatic test and transferable warranty!

Key facts

• Storage room
• Detached carport
• Mansfield isd

Tags

• CORNER LOT
• WOOD-BURNING FIREPLACE
• FENCED BACKYARD
• DETACHED CARPORT
• STORAGE ROOM
• MANSFIELD ISD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $82 ($984/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 $189k (5.4% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: schools D+, crime F, commute F.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 205 active listings in the ZIP; 40 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).

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

• It's been on market 66 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $216,317
• List price: $200,000
• Delta: -7.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5925 Timbercrest Dr	0.05mi	2/2.0	1,180 (+10%)	9mo	$200,000	$169	74
5900 Baroncrest Dr	0.20mi	2/2.0	1,180 (+10%)	20mo	$225,000	$191	58
831 Valleybrooke Dr	0.73mi	2/2.0	1,053 (-2%)	15mo	$225,000	$214	50
6420 Brookhaven Trl	0.69mi	2/2.0	919 (-15%)	21mo	$215,000	$234	26

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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-32,682
• Equity at exit: $29,821

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-42,964
• Equity at exit: $17,292

Cash invested: $56,000 (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 76017

• Rents YoY: -0.8%
• Active inventory: 205
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$280 /mo · $3,360/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $82

Break-even live

Break-even rent $1,788

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Danforth Ct Arlington, TX	3.0	2.0	1436	$2,050	$1.43	3d	1	0.12mi
911 Pinion Dr Arlington, TX	3.0	2.0	1299	$1,400	$1.08	44d	1	0.23mi
5907 Valleycreek Ln Arlington, TX	2.0	2.0	976	$1,450	$1.49	44d	1	0.34mi
5901 Valleycreek Ln Arlington, TX	1.0–2.0	1.0–2.0	838	$1,764	$2.11	3d	29	0.34mi
916 Ashmount Ln Arlington, TX	3.0	2.0	1185	$1,899	$1.60	44d	1	0.38mi
920 Tennessee Trl Arlington, TX	3.0	2.0	1500	$2,095	$1.40	2d	1	0.39mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,966	$1.55	22d	1	0.45mi
6216 Fairlane Dr Arlington, TX	3.0	2.0	1270	$1,900	$1.50	13d	1	0.45mi
6301 Fairlane Dr Arlington, TX	3.0	2.0	1420	$1,900	$1.34	24d	1	0.47mi
5821 Mansfield Rd Arlington, TX	2.0	1.5	917	$1,400	$1.53	24d	1	0.52mi
5821 Mansfield Rd Arlington, TX	2.0	1.0	917	$1,400	$1.53	22d	1	0.52mi
6406 Mercedes Dr Arlington, TX	3.0	2.0	1495	$2,395	$1.60	44d	1	0.53mi
5501 White Dove Dr Arlington, TX	3.0	2.0	1455	$1,950	$1.34	24d	1	0.57mi
6014 Hollyleaf Dr Arlington, TX	3.0	2.5	1389	$2,145	$1.54	2d	1	0.59mi
914 Pierce Arrow Dr Arlington, TX	3.0	2.0	1301	$2,000	$1.54	44d	1	0.59mi
6501 Topaz Dr Arlington, TX	3.0	2.0	1130	$1,995	$1.77	24d	1	0.64mi
863 Valleybrooke Dr Arlington, TX	3.0	2.0	1123	$1,950	$1.74	44d	1	0.65mi
5907 Lovingham Ct Unit 5907 Arlington, TX	3.0	2.0	1200	$2,050	$1.71	44d	1	0.67mi
816 W Colony Dr Arlington, TX	3.0	2.0	1296	$2,025	$1.56	19d	1	0.69mi
2127 Chapel Downs Dr Arlington, TX	3.0	2.0	1480	$1,115	$0.75	24d	1	0.71mi
746 Bonnet Trl Arlington, TX	2.0	2.0	1416	$2,175	$1.54	24d	1	0.75mi
1802 Wimbledon Oaks Ln Arlington, TX	1.0–2.0	1.0–2.0	870	$1,908	$2.19	1d	23	0.77mi
5234 Villa Del Mar Ave Arlington, TX	1.0	1.0	764	$1,390	$1.82	44d	1	0.77mi
1003 Prado Real Dr Arlington, TX	3.0	2.0	1446	$2,391	$1.65	7d	1	0.84mi
805 Greenridge Dr Arlington, TX	3.0	2.0	1361	$2,050	$1.51	20d	1	0.85mi
101 Colony Dr Arlington, TX	3.0	2.0	1400	$2,055	$1.47	44d	1	0.89mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	4d	1	0.90mi
216 Caprock Dr Arlington, TX	3.0	2.0	1211	$1,850	$1.53	17d	1	0.90mi
1224 Deuce Dr Arlington, TX	1.0–2.0	1.0–2.0	743	$1,475	$1.98	24d	3	0.99mi
5210 Livermore Dr Arlington, TX	3.0	2.0	1388	$2,164	$1.56	24d	1	1.02mi
5216 Carpenter Dr Arlington, TX	3.0	2.5	1276	$1,925	$1.51	19d	1	1.03mi
5211 Carpenter Dr Arlington, TX	3.0	2.0	1268	$1,945	$1.53	18d	1	1.06mi
5211 Carpenter Dr Arlington, TX	3.0	2.0	1268	$1,945	$1.53	24d	1	1.06mi
323 Moss Hill Dr Arlington, TX	3.0	2.0	1053	$1,900	$1.80	7d	1	1.06mi
325 Angelina Dr Arlington, TX	3.0	2.0	1441	$1,900	$1.32	7d	1	1.07mi
6306 Pilgrim Ln Arlington, TX	3.0	2.0	1197	$1,885	$1.57	44d	1	1.12mi
6707 Country Creek Dr Arlington, TX	3.0	2.0	1106	$1,995	$1.80	5d	1	1.14mi
222 Mahogany Dr Arlington, TX	3.0	2.0	1421	$2,160	$1.52	17d	1	1.15mi
820 Lawndale Dr Arlington, TX	3.0	2.0	1249	$1,995	$1.60	44d	1	1.17mi
5310 Pampas Ct Arlington, TX	3.0	2.0	1231	$1,800	$1.46	25d	1	1.19mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $200,000 Pending 66 DOM
2. 2026-06-04
   days on market $200,000 Active Option Contract 64 DOM
3. 2026-06-03
   days on market $200,000 Active Option Contract 63 DOM
4. 2026-06-02
   days on market $200,000 Active Option Contract 62 DOM
5. 2026-06-01
   days on market $200,000 Active Option Contract 61 DOM
6. 2026-05-31
   statusdays on market $200,000 Active Option Contract 60 DOM
7. 2026-05-04
   status Active 2062-char remark

   Show marketing remark (2062 chars)

   The Crest • Half duplex • Corner lot • Mansfield ISD • Wood-burning fireplace • Fenced backyard • 2-car detached carport • Storage room • No HOA Corner-lot opportunity in south Arlington with flexibility for an owner-occupant or rental hold. Located in The Crest, 1034 Tennessee Trail is a 2-bedroom, 2-bath half duplex with 1,077 square feet, a smart single-story layout, & updates that make it easy to move right in. The location puts you close to everyday shopping, dining, & neighborhood conveniences while still offering a comfortable residential setting in Arlington. The home is also served by Mansfield ISD, a major plus for buyers looking for location and school district value. Inside, the living room has great character with a bold blue accent wall, LVP flooring, a wood-burning brick fireplace, and a ceiling fan that helps tie the whole space together. It feels open, inviting, & easy to furnish, with a natural flow into the dining area & kitchen. Updated flooring in the main living spaces gives the home a clean & durable finish for everyday living. The kitchen offers generous cabinet storage, an electric range & dishwasher. Both bedrooms include ceiling fans. The primary bedroom stands out for its size, ensuite bath, & direct access to the backyard, giving it a setup that feels both comfortable and functional. A dedicated laundry area adds another layer of convenience. Outside is where this property keeps delivering. The fenced backyard offers usable space for pets, play, or simply enjoying the outdoors. In the back, you’ll find a detached 2-car carport plus a separate storage room, a valuable feature for tools, seasonal items, or extra household storage. With no HOA, this is a strong option whether you plan to live in it yourself or add it to your investment portfolio. Currently on a month-to-month contract with a tenant who is happy to continue renting. Foundation repair completed by Perma-Pier with Passing Hydrostatic test and transferable warranty!

8. 2026-03-20
   listed $200,000 Active 2062-char remark

   Show marketing remark (2062 chars)

   The Crest • Half duplex • Corner lot • Mansfield ISD • Wood-burning fireplace • Fenced backyard • 2-car detached carport • Storage room • No HOA Corner-lot opportunity in south Arlington with flexibility for an owner-occupant or rental hold. Located in The Crest, 1034 Tennessee Trail is a 2-bedroom, 2-bath half duplex with 1,077 square feet, a smart single-story layout, & updates that make it easy to move right in. The location puts you close to everyday shopping, dining, & neighborhood conveniences while still offering a comfortable residential setting in Arlington. The home is also served by Mansfield ISD, a major plus for buyers looking for location and school district value. Inside, the living room has great character with a bold blue accent wall, LVP flooring, a wood-burning brick fireplace, and a ceiling fan that helps tie the whole space together. It feels open, inviting, & easy to furnish, with a natural flow into the dining area & kitchen. Updated flooring in the main living spaces gives the home a clean & durable finish for everyday living. The kitchen offers generous cabinet storage, an electric range & dishwasher. Both bedrooms include ceiling fans. The primary bedroom stands out for its size, ensuite bath, & direct access to the backyard, giving it a setup that feels both comfortable and functional. A dedicated laundry area adds another layer of convenience. Outside is where this property keeps delivering. The fenced backyard offers usable space for pets, play, or simply enjoying the outdoors. In the back, you’ll find a detached 2-car carport plus a separate storage room, a valuable feature for tools, seasonal items, or extra household storage. With no HOA, this is a strong option whether you plan to live in it yourself or add it to your investment portfolio. Currently on a month-to-month contract with a tenant who is happy to continue renting. Foundation repair completed by Perma-Pier with Passing Hydrostatic test and transferable warranty!

9. 2003-12-27
   soldstatus 252-char remark

   Show marketing remark (252 chars)

   Well kept duplex! Right side has just been made ready for new tenant/ owner. .. live in one side and collect rent on the other. Right side was rented for $750 before is was vacated. Left side is currently rented for $700. mo. Show right side only. .!!

10. 2003-12-01
    historical 252-char remark

    Show marketing remark (252 chars)

    Well kept duplex! Right side has just been made ready for new tenant/ owner. .. live in one side and collect rent on the other. Right side was rented for $750 before is was vacated. Left side is currently rented for $700. mo. Show right side only. .!!

11. 2003-11-07
    listed $129,500 252-char remark

    Show marketing remark (252 chars)

    Well kept duplex! Right side has just been made ready for new tenant/ owner. .. live in one side and collect rent on the other. Right side was rented for $750 before is was vacated. Left side is currently rented for $700. mo. Show right side only. .!!

ⓘ 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: $3,360 · $280/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$300/yr (+$25/mo · 8.9%)

ⓘ 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 ≥110°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,696
• − Mortgage interest: −$11,203
• − Property taxes: −$3,360
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$5,818
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,540/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 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): 47,074
• Household income: $90,083
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1311.0

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 0.68)
• Race & ethnicity: White 48% Black 21% Hispanic / Latino 20% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 12% Vietnamese 2% Other Indo-European 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: ▼ -184.11%
• Current HPI: 268.3139
• Rent YoY: ▼ -0.80%
• 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

+54.4% since first listed

5 events — show timeline

• 2026-05-04 Relisted — NTREIS
• 2026-03-20 Listed $200,000 NTREIS
• 2003-12-27 Sold (MLS) — NTREIS
• 2003-12-01 Listing Removed — NTREIS
• 2003-11-07 Listed $129,500 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $3,360 · +0.5% YoY. Source: county tax records.