8963 Cartwright Dr · Weatherford, TX 76035

$145,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 213 Days on market

Built 1983 0.34 ac lot $121/sqft · 20% below area Est $182k · 20% under

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Why this score? — see what drove the B+ 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

Key facts

• Covered parking
• 0.34 acre lot
• Built 1983

Tags

• OVERSIZED COVERED CARPORT
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.7% in Weatherford — 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 71/100 on livability (#289 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, health & safety D+, amenities F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.34% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 6.2

CMA / ARV

• ARV (median comp): $182,178
• List price: $145,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8963 Cartwright Dr	0.00mi	4/2.0	1,200 (0%)	0mo	$145,000	$121	100
8989 Adams Cir	0.08mi	3/2.0 (-1)	1,056 (-12%)	16mo	$175,000	$166	58
8941 Adams Cir	0.11mi	3/1.0 (-1)	1,104 (-8%)	18mo	$60,000	$54	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.33×
• Total profit: $13,444
• Equity at exit: $29,053

10-year hold

• IRR: 15.3%
• Equity multiple: 2.40×
• Total profit: $56,749
• Equity at exit: $25,684

Cash invested: $40,600 (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 76035

• Home prices YoY: -1.0%
• Active inventory: 97
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $469

Break-even live

Break-even rent $1,355

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $551	-5% $510	+0% $469	+5% $428	+10% $387
Rent	-10% $315	-5% $392	+0% $469	+5% $546	+10% $623
Rate	-1.0pp $542	-0.5pp $506	base $469	+0.5pp $432	+1.0pp $393

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-07
   status $145,000 Pending 213 DOM
2. 2026-06-04
   days on market $145,000 Active 213 DOM
3. 2026-06-03
   days on market $145,000 Active 212 DOM
4. 2026-06-02
   days on market $145,000 Active 211 DOM
5. 2026-06-01
   days on market $145,000 Active 210 DOM
6. 2026-05-31
   days on market $145,000 Active 209 DOM
7. 2026-03-13
   price $145,000 503-char remark

   Show marketing remark (503 chars)

   Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

8. 2026-02-13
   price $148,000 503-char remark

   Show marketing remark (503 chars)

   Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

9. 2026-01-29
   status Active 503-char remark

   Show marketing remark (503 chars)

   Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

10. 2026-01-24
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

11. 2025-11-17
    status Active 503-char remark

    Show marketing remark (503 chars)

    Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

12. 2025-11-11
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

13. 2025-11-03
    listed $155,000 Active 503-char remark

    Show marketing remark (503 chars)

    Don’t miss this value-packed 4-bedroom, 2-bathroom property offering excellent potential for investors, flippers, or savvy homeowners. Featuring a spacious layout and a rare, oversized covered carport that comfortably fits up to 3 vehicles, this home is ideal for multi-generational living, rental income, or long-term appreciation. This property is ready for your personal touch or updates. The lot provides room to grow, and the covered parking is a major bonus in high-demand rental markets.

14. 2025-11-01
    historical
15. 2025-09-26
    price $155,000
16. 2025-09-09
    status Active
17. 2025-08-16
    listed $165,000 Active
18. 2025-08-08
    historical
19. 2025-02-24
    price $175,000
20. 2024-12-26
    listed $184,900 Active
21. 2022-05-10
    soldstatus Closed
22. 2022-05-10
    soldstatus
23. 2022-04-12
    status Pending
24. 2022-04-07
    historical Active Option Contract
25. 2022-04-03
    listed $180,000 Active
26. 2009-10-16
    soldstatus
27. 2009-08-18
    historical
28. 2009-06-23
    listed $26,550
29. 2006-11-02
    soldstatus
30. 2006-10-31
    soldstatus
31. 2006-09-29
    historical
32. 2006-09-19
    listed $72,500
33. 2006-08-08
    soldstatus
34. 1988-05-13
    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: $3,000 · $250/mo
• Projected year-2 tax: $3,000 · $250/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,392
• − Mortgage interest: −$8,122
• − Property taxes: −$3,000
• − Insurance: −$725
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,218
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $4,770/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Weatherford

• Score: 71/100
• State rank: #289
• US rank: #6648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 60,150
• Population (ZIP): 3,247

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 6% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.87%
• Current HPI: 187.0174
• Rent YoY: —
• Metro: —
• 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

+100.0% since first listed

28 events — show timeline

• 2026-03-13 Price Changed $145,000 HARMLS
• 2026-02-13 Price Changed $148,000 HARMLS
• 2026-01-29 Relisted — HARMLS
• 2026-01-24 Pending — HARMLS
• 2025-11-17 Relisted — HARMLS
• 2025-11-11 Pending — HARMLS
• 2025-11-03 Listed $155,000 HARMLS
• 2025-11-01 Listing Removed — NTREIS
• 2025-09-26 Price Changed $155,000 NTREIS
• 2025-09-09 Relisted — NTREIS
• 2025-08-16 Listed $165,000 NTREIS
• 2025-08-08 Listing Removed — NTREIS
• 2025-02-24 Price Changed $175,000 NTREIS
• 2024-12-26 Listed $184,900 NTREIS
• 2022-05-10 Sold (Public Records) — Public Records
• 2022-05-10 Sold (MLS) — NTREIS
• 2022-04-12 Pending — NTREIS
• 2022-04-07 Contingent — NTREIS
• 2022-04-03 Listed $180,000 NTREIS
• 2009-10-16 Sold (MLS) — NTREIS
• 2009-08-18 Listing Removed — NTREIS
• 2009-06-23 Listed $26,550 NTREIS
• 2006-11-02 Sold (Public Records) — Public Records
• 2006-10-31 Sold (MLS) — NTREIS
• 2006-09-29 Listing Removed — NTREIS
• 2006-09-19 Listed $72,500 NTREIS
• 2006-08-08 Sold (Public Records) — Public Records
• 1988-05-13 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,000 · +1.5% YoY. Source: county tax records.