10324 Dittany Ln · Fort Worth, TX 76036

$299,888

3 bd · 2.0 ba · 1,476 sqft · Other · 28 Days on market

Built 2025 5,663 sqft lot $25/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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Concept 1455 in Summer Crest offers smart, open-concept living with a layout designed for both comfort and functionality. . This 3-bedroom, 2-bath home features a spacious family room that flows seamlessly into the kitchen and breakfast area, complete with a large island, walk-in pantry, and covered back patio perfect for entertaining. The private primary suite includes a walk-in closet and dual-sink vanity, while secondary bedrooms are thoughtfully separated for added privacy. Located in Crowley ISD with convenient access to shopping, dining, and major highways, Summer Crest provides the ideal combination of modern living and everyday convenience.

Key facts

• Walk-in closet
• Large island
• Covered back patio

Tags

• OPEN-CONCEPT LIVING
• LARGE ISLAND
• WALK-IN PANTRY
• COVERED BACK PATIO
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Energy-efficient features including enhanced attic insulation, efficient appliances, HVAC, insulation, lighting, low-flow fixtures, mechanical fresh air, rain/freeze sensors, programmable thermostat, and efficient water heater; Municipal Utility District: No; Community feature: sidewalks
• Financial info: No second mortgage indicated; Loan type: Treat As Clear
• HOA & community: Mandatory HOA with annual fee; HOA fee covers grounds maintenance and management; HOA fee: $300 annually; HOA management: T&D Ross Management

Exterior

• Parking: Attached 2-car garage with 2 covered spaces; Garage has a single 2-car door and a garage door opener
• Security: Owned security system; Burglar alarm; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Individual water meter; Underground utilities; Curbs and sidewalks
• Home design: Single-family residence; New construction (completed 2025); Not attached to another property; Subdivision: Summer Crest
• Construction: Brick, fiber cement and rock/stone exterior; Composition roof; Slab foundation; Built in 2025
• Exterior features: Covered porch(es); Covered patio; Private yard; Wood fencing with gate (back yard)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Zoned heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan; Kitchen island; Granite counters; High-speed internet available; Walk-in closet(s); Electric fireplace in family room; 7 total rooms; One living area; One dining area; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.7% below list).
• Recommended offer: $223k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 (+2.3%/yr); 1018 active listings in the ZIP; 40 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; 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 $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 28 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,915 (25.7% 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: 0.74% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-53,264
• Equity at exit: $44,714

10-year hold

• IRR: -11.8%
• Equity multiple: 0.32×
• Total profit: $-57,173
• Equity at exit: $25,929

Cash invested: $83,969 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1018
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-46

Break-even live

Break-even rent $2,288

Max offer price $291,744

Occupancy floor 97%

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: $74,972
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	44d	1	0.12mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	4d	1	0.12mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	44d	1	0.14mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	19d	1	0.28mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	44d	1	0.33mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	44d	1	0.34mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	44d	1	0.42mi
4932 Water Lily Ln Crowley, TX	3.0	2.0	1848	$2,595	$1.40	13d	1	0.43mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	44d	1	0.46mi
4924 Sassafras Dr Crowley, TX	3.0	2.0	1479	$2,350	$1.59	44d	1	0.54mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	44d	1	0.66mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	13d	1	0.79mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	44d	1	0.80mi
10321 Rosegreen Ln Crowley, TX	3.0	2.0	1636	$1,999	$1.22	44d	1	0.82mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	3d	1	0.83mi
10356 Holycross Ln Crowley, TX	4.0	2.0	1827	$2,500	$1.37	24d	1	0.87mi
5520 McLanahan Ln Crowley, TX	3.0	2.0	1508	$2,195	$1.46	24d	1	0.90mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	13d	1	0.90mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	24d	1	0.90mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,400	$1.47	13d	1	0.91mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,350	$1.44	24d	1	0.91mi
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	24d	1	0.95mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	24d	1	0.99mi
9729 Wild Prairie Way Crowley, TX	3.0	2.0	1613	$2,500	$1.55	44d	1	0.99mi
5637 McLanahan Ln Crowley, TX	3.0	2.0	1501	$2,150	$1.43	44d	1	1.01mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	44d	1	1.08mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	22d	1	1.10mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	44d	1	1.11mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	5d	1	1.11mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	24d	1	1.11mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	44d	1	1.13mi
9208 Vineyard Ln Fort Worth, TX	3.0	2.0	1792	$2,300	$1.28	5d	1	1.17mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	44d	1	1.24mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	1.25mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	1.26mi
9069 Summer Creek Dr Unit 9102 Fort Worth, TX	3.0	2.0	1451	$2,210	$1.52	44d	1	1.29mi
9069 Summer Creek Dr Unit 9106 Fort Worth, TX	2.0	2.0	1041	$1,650	$1.59	44d	1	1.29mi
9069 Summer Creek Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1059	$2,185	$2.06	1d	40	1.29mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	24d	1	1.32mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	13d	1	1.32mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 16 events

1. 2026-06-18
   days on market $299,888 Active 28 DOM
2. 2026-06-17
   days on market $299,888 Active 27 DOM
3. 2026-06-16
   days on market $299,888 Active 26 DOM
4. 2026-06-15
   days on market $299,888 Active 25 DOM
5. 2026-06-13
   days on market $299,888 Active 23 DOM
6. 2026-06-13
   days on market $299,888 Active 22 DOM
7. 2026-06-09
   days on market $299,888 Active 19 DOM
8. 2026-06-08
   days on market $299,888 Active 18 DOM
9. 2026-06-07
   days on market $299,888 Active 17 DOM
10. 2026-06-04
    days on market $299,888 Active 14 DOM
11. 2026-06-03
    days on market $299,888 Active 13 DOM
12. 2026-06-02
    days on market $299,888 Active 12 DOM
13. 2026-06-01
    days on market $299,888 Active 11 DOM
14. 2026-05-31
    days on market $299,888 Active 10 DOM
15. 2026-05-22
    listed $319,999 Active 660-char remark

    Show marketing remark (660 chars)

    The Concept 1455 in Summer Crest offers smart, open-concept living with a layout designed for both comfort and functionality. . This 3-bedroom, 2-bath home features a spacious family room that flows seamlessly into the kitchen and breakfast area, complete with a large island, walk-in pantry, and covered back patio perfect for entertaining. The private primary suite includes a walk-in closet and dual-sink vanity, while secondary bedrooms are thoughtfully separated for added privacy. Located in Crowley ISD with convenient access to shopping, dining, and major highways, Summer Crest provides the ideal combination of modern living and everyday convenience.

16. 2026-05-21
    listed $319,999 Active

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: +$4,474/yr (+$373/mo · 441.0%)

ⓘ 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 · 24 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: $26,750
• − Mortgage interest: −$16,798
• − Property taxes: −$1,014
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − HOA: −$300
• − Depreciation: −$8,724
• Taxable loss: −$5,866
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $855/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): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 584.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Vietnamese 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: ▼ -80.45%
• Current HPI: 238.6365
• Rent YoY: ▲ 2.28%
• 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

• 2026-05-22 Listed $319,999 Zillow
• 2026-05-21 Listed $319,999 NTREIS

Property tax history

-0.9%/yr

Latest (2025): $1,014 · -0.9% YoY. Source: county tax records.