9125 Riding Stable Ln · Fort Worth, TX 76123

$315,000

5 bd · 3.0 ba · 3,790 sqft · SingleFamily public records · 18 Days on market

Built 2004 6,403 sqft lot $83/sqft · 8% below area Est $344k · 8% under $22/mo HOA · 1% 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).

• ARV discount +11.3/15.0
• Cash flow +9.4/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

Key facts

• 6,403 sq ft lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Possession negotiable; Standard listing conditions; Personal belongings excluded
• Financial info: Listing terms: Cash, Conventional, FHA
• HOA & community: Mandatory HOA (Poynter Crossing); HOA fee $66 quarterly; Association dues include full use of facilities

Exterior

• Parking: Driveway; Garage; Covered parking for 2; Attached 2-car garage
• Utilities: City water; City sewer; Curbs; Sidewalk
• Home design: Single-family residence (residential); Attached property; Two-story; Year built 2004
• Construction: Brick and other exterior materials; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Fenced yard; Few trees; Interior lot; Landscaped; Large backyard with grass; Sprinkler system; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Vented exhaust fan; Electric water heater
• Bedrooms: Primary bedroom on main level with garden tub, separate shower, double vanities, Hollywood bath, linen closet, medicine cabinet, sitting area, and walk-in closet; Four additional bedrooms on the second level with split-bedroom layout and walk-in closets
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Fireplace heating; Ceiling fans; Electric cooling
• Interior features: Cable TV available; High-speed internet available; Loft; Three living areas; One dining area; Total room count: 11; Two levels
• Laundry & utility: Electric water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (10.7% below list).
• Recommended offer: $276k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: S H Crowley El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 512 students, 66% FRL).
• Market conditions: Rents rising (+1.1%/yr); 367 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% of the median local income ($103k/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 $9k 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 18 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $275,627 (12.5% 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: 0.89% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 9.3

CMA / ARV

• ARV (median comp): $343,680
• List price: $315,000
• Delta: -8.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3840 Country Ln	0.09mi	5/3.0	3,622 (-4%)	10mo	$339,999	$94	80
8784 Polo Dr	0.42mi	5/3.0	3,700 (-2%)	11mo	$279,900	$76	68
3921 German Pointer Way	0.20mi	5/3.0	3,456 (-9%)	12mo	$349,990	$101	66
9208 Garden Springs Dr	0.37mi	5/3.0	3,456 (-9%)	13mo	$310,000	$90	57
9225 Cheswick Dr	0.50mi	5/3.0	3,624 (-4%)	15mo	$349,900	$97	57
4325 Leeds Dr	0.61mi	5/3.5	3,999 (+6%)	6mo	$399,999	$100	55
4117 German Pointer Way	0.42mi	5/4.0	3,996 (+5%)	17mo	$339,900	$85	53
9216 Old Clydesdale Dr	0.48mi	5/3.0	3,382 (-11%)	16mo	$309,900	$92	47
4329 Aldridge Ln	0.70mi	5/2.5	3,548 (-6%)	12mo	$415,000	$117	45
8721 Polo Dr	0.51mi	6/3.0 (+1)	3,382 (-11%)	13mo	$325,000	$96	42
9108 Troy Dr	0.58mi	5/4.0	4,167 (+10%)	16mo	$375,000	$90	39
8729 Polo Dr	0.50mi	4/3.0 (-1)	3,412 (-10%)	22mo	$315,000	$92	37

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-70,390
• Equity at exit: $46,968

10-year hold

• IRR: -25.9%
• Equity multiple: -0.13×
• Total profit: $-99,884
• Equity at exit: $27,235

Cash invested: $88,200 (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 76123

• Home prices YoY: -17.9%
• Rents YoY: 1.1%
• Active inventory: 367
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,812 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$639 /mo · $7,673/yr
• Insurance: −$131
• HOA: −$22
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-223

Break-even live

Break-even rent $3,094

Max offer price $275,627

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-134	+0% $-223	+5% $-312	+10% $-401
Rent	-10% $-445	-5% $-334	+0% $-223	+5% $-112	+10% $-1
Rate	-1.0pp $-64	-0.5pp $-143	base $-223	+0.5pp $-305	+1.0pp $-388

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3917 German Pointer Way Fort Worth, TX	5.0	4.0	3717	$2,770	$0.75	25d	1	0.16mi
4004 German Pointer Way Fort Worth, TX	5.0	3.5	3659	$2,691	$0.74	44d	1	0.26mi
3952 Golden Horn Ln Fort Worth, TX	4.0	2.5	2993	$2,495	$0.83	25d	1	0.31mi
8733 Stonebriar Ln Fort Worth, TX	4.0	2.5	2803	$2,325	$0.83	5d	1	0.39mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 12 events

1. 2026-05-18
   status Pending 114-char remark
2. 2026-05-11
   historical Active Option Contract 114-char remark
3. 2026-04-29
   listed $315,000 Active 114-char remark
4. 2017-04-28
   soldstatus Sold 523-char remark

   Show marketing remark (523 chars)

   2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

5. 2017-04-26
   soldstatus
6. 2017-02-14
   price $206,900 523-char remark

   Show marketing remark (523 chars)

   2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

7. 2017-02-14
   status Pending 523-char remark

   Show marketing remark (523 chars)

   2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

8. 2017-02-03
   status Active 523-char remark

   Show marketing remark (523 chars)

   2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

9. 2017-01-31
   status Pending 523-char remark

   Show marketing remark (523 chars)

   2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

10. 2016-12-16
    listed $199,900 Active 523-char remark

    Show marketing remark (523 chars)

    2017 ROOF * ROOM FOR YOUR ENTIRE FAMILY * 5 FULL BEDROOMS PLUS 3 FULL BATHS AND ONE HALF BATH * 2016 INTERIOR PAINT * 2016 NEUTRAL CARPET * EXPANSIVE KITCHEN AND BREAKFAST AREA WITH NEUTRAL CERAMIC TILE FLOORING * LARGE BACKYARD * KITCHEN HAS LARGE COMBINATION UTILITY ROOM AND WALK-IN PANTRY * INVITING WOOD BURNING FIRE PLACE WITH BRICK HEARTH * COMBINATION FORMAL LIVING AND DINING PROVIDES MANY OPTIONS FOR USE OF THE SPACE * DESIRABLE UPSTAIRS GAMEROOM COMPLETES A GREAT FLOORPLAN * YOU WON'T BE CRAMPED IN THIS HOUSE!

11. 2004-06-15
    historical
12. 2004-05-26
    listed $181,365

ⓘ 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: $7,673 · $639/mo
• Projected year-2 tax: $7,673 · $639/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,747
• − Mortgage interest: −$17,645
• − Property taxes: −$7,673
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − HOA: −$264
• − Depreciation: −$9,164
• Taxable loss: −$7,973
• Est. tax savings @ 24.0%: +$1,914
• After-tax cash flow: $-761/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: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 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): 42,957
• Household income: $102,768
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 975.0

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 0.73)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 24% Two or more races 15% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 3% Vietnamese 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: ▼ -50.54%
• Current HPI: 231.1377
• Rent YoY: ▲ 1.07%
• 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

+73.7% since first listed

12 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-04-29 Listed $315,000 NTREIS
• 2017-04-28 Sold (MLS) — NTREIS
• 2017-04-26 Sold (Public Records) — Public Records
• 2017-02-14 Price Changed $206,900 NTREIS
• 2017-02-14 Pending — NTREIS
• 2017-02-03 Relisted — NTREIS
• 2017-01-31 Pending — NTREIS
• 2016-12-16 Listed $199,900 NTREIS
• 2004-06-15 Listing Removed — NTREIS
• 2004-05-26 Listed $181,365 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $7,673 · +9.0% YoY. Source: county tax records.