1617 Black Kite Ln · Fort Worth, TX 76140

$252,999

3 bd · 2.0 ba · 1,402 sqft · Other · 5 Days on market

Built 2025 5,249 sqft lot $42/mo HOA · 2% of rent

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Builder special listing conditions; Subdivision: Eagles Crossing
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: Mandatory HOA with annual fee (includes full use of facilities, grounds maintenance, and management fees); HOA management: Legacy Southwest

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Concrete curbs and sidewalks; Located in a municipal utility district
• Home design: Single family residence; Residential property attached: Yes; One story; New construction (2025) — Incomplete
• Construction: Brick and fiber cement construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Sprinkler system; Landscaped; Interior lot

Interior

• Kitchen: Eat-in kitchen with natural stone/granite type countertops; Walk-in pantry; Water line to refrigerator; Dishwasher; Gas oven; Gas range; Microwave; Disposal; Vented exhaust fan
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with separate shower and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) — ENERGY STAR qualified equipment; Central air conditioning (electric) — ENERGY STAR qualified equipment
• Interior features: Open floorplan; Decorative lighting; Built-in features; Cable TV available; High speed internet available; Eat-in kitchen; Pantry; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $253k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (22.3% below list).
• Recommended offer: $197k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 374 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% of the median local income ($76k/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 $8k 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.
• 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.

Recommended offer $196,528 (22.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-46,666
• Equity at exit: $37,723

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-62,547
• Equity at exit: $21,875

Cash invested: $70,840 (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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 374
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$105
• HOA: −$42
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-0

Break-even live

Break-even rent $1,966

Max offer price $252,931

Occupancy floor 95%

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	43d	1	0.07mi
1616 Limpkin Dr Fort Worth, TX	4.0	2.0	1600	$1,980	$1.24	24d	1	0.07mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	43d	1	0.07mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	43d	1	0.11mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	43d	1	0.13mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	43d	1	0.13mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	7d	1	0.15mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	20d	1	0.18mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	43d	1	0.19mi
1432 Silver Oak Ln Fort Worth, TX	4.0	3.0	1550	$2,143	$1.38	24d	1	0.19mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	43d	1	0.19mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	12d	1	0.21mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	18d	1	0.22mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	12d	1	0.25mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	20d	1	0.26mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	4d	1	0.27mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	24d	1	0.28mi
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0	1392	$1,795	$1.29	1d	14	0.45mi
10213 S Race St Fort Worth, TX	4.0	2.0	1819	$1,961	$1.08	22d	1	0.47mi
1412 Royal Meadows Trl Fort Worth, TX	3.0	2.0	1576	$1,779	$1.13	3d	1	0.52mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	5d	1	0.58mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	43d	1	0.77mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	3d	1	0.77mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	22d	1	0.80mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	0.81mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	7d	1	0.84mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	24d	1	0.84mi
1421 Sunkiss Dr Fort Worth, TX	3.0	2.0	1604	$1,995	$1.24	2d	1	0.86mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	43d	1	0.89mi
1401 Sunkiss Dr Fort Worth, TX	3.0	2.0	1600	$2,095	$1.31	12d	1	0.91mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	7d	1	0.91mi
9632 Sierra Grande Dr Fort Worth, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	0.94mi
812 Peaceful Brook Dr Fort Worth, TX	3.0	2.0	1557	$1,995	$1.28	43d	1	0.97mi
1324 Sierra Blanca Dr Burleson, TX	3.0	2.0	1541	$2,000	$1.30	43d	1	0.98mi
1540 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	5d	1	0.98mi
9609 Sierra Grande Dr Fort Worth, TX	4.0	2.0	1754	$2,175	$1.24	7d	1	0.98mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	7d	1	0.99mi
1329 Woodwinds Dr Fort Worth, TX	4.0	2.0	1803	$2,320	$1.29	5d	1	0.99mi
1505 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	19d	1	1.01mi
1508 Harvester Dr Fort Worth, TX	4.0	2.0	1724	$2,328	$1.35	7d	1	1.03mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 5 events

1. 2026-06-08
   status $252,999 Pending 5 DOM
2. 2026-06-07
   days on market $252,999 Active 5 DOM
3. 2026-06-04
   days on market $252,999 Active 2 DOM
4. 2026-06-02
   remarks 564-char remark

   Show marketing remark (419 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

5. 2026-06-02
   listed $252,999 Active 1 DOM

   Show marketing remark (419 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $4,630 · $386/mo
• Expected delta: +$3,684/yr (+$307/mo · 389.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,583
• − Mortgage interest: −$14,172
• − Property taxes: −$945
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$504
• − Depreciation: −$7,360
• Taxable loss: −$4,436
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $1,060/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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $252,999 Zillow
• 2026-06-02 Listed $252,999 NTREIS