9540 Thorncrown Ln · Fort Worth, TX 76179

$325,000

3 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 13 Days on market

Built 2024 Excellent condition 2,614 sqft lot $175/mo HOA · 9% of rent ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Portfolio sale consisting of MLS #21289196, MLS #21289104, and MLS #21289267. The Thorncrown Portfolio consists of three newly constructed residential income properties at 9524, 9540, and 9544 Thorncrown Lane in Fort Worth, Texas. Built in 2024 and offered as a single acquisition, the portfolio provides immediate cash flow, proven rental performance, and minimal capital expenditure requirements. The properties have maintained 100% occupancy since acquisition and generate $82,800 in trailing twelve-month gross rental income and $49,967 in net operating income, with rent and OPEX optimization opportunities. All three homes have achieved rental rates of approximately $2,300 (below market compa

Key facts

• 2,614 sq ft lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Financial info: Designed as residential income / multi-family; Number of buildings: 1; Number of units: 1; Occupancy rate: 100%; Gross annual income: $27,600; Gross annual expenses: $11,050; Insurance expense: $2,112; Net operating income: $16,650; Capitalization rate: 5.12%
• HOA & community: Mandatory association; Monthly association fee of $175; Association covers front yard maintenance, insurance, grounds maintenance and structure maintenance; HOA managed by Globalink Property Management

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage with garage door opener and garage facing rear; On-street parking available
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity available; Cable available; Underground utilities; Individual water meter
• Home design: Multi Family residential income property; Two levels; Preowned (built in 2024)
• Construction: Composition roof; Concrete and fiber cement construction; Slab foundation; Year built 2024
• Exterior features: Front yard maintenance included in association; Maintenance of grounds and structure included in association; All-weather road; Concrete; Curbs; Sidewalk; Underground utilities; City water; City sewer; Cable available; Electricity available

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Open floorplan; Kitchen island; Granite counters; Pantry; Eat-in kitchen; Flat screen wiring; Cable TV available; Walk-in closets
• Laundry & utility: Individual water meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Cap rate 13.4% 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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Mountain El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 507 students, 19% FRL) — zoned schools average 19% FRL vs 36% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 1050 active listings in the ZIP; 8 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).
• At $5,723/mo this rent would consume 64% of the median local household income ($107k/yr) (locally 1494% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $91k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.51% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.68×
• Total profit: $61,938
• Equity at exit: $48,459

10-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $179,553
• Equity at exit: $28,100

Cash invested: $91,000 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1050
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $5,723 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$579 /mo · $6,948/yr
• Insurance: −$135
• HOA: −$175
• Vacancy / Maint / Mgmt: −$1,202
• Net cashflow: $1,927

Break-even live

Break-even rent $3,283

Max offer price $325,000

Occupancy floor 61%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$5,724
Total (3 units)			$5,723

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9532 Thorncrown Ln Fort Worth, TX	3.0	2.5	1856	$2,100	$1.13	19d	1	0.03mi
9601 Thorncrown Ln Fort Worth, TX	3.0	2.5	1906	$2,600	$1.36	25d	1	0.06mi
9613 Thorncrown Ln Fort Worth, TX	3.0	2.5	1907	$2,295	$1.20	25d	1	0.08mi
9600 Sullivan Ln Fort Worth, TX	3.0	2.0	1782	$2,500	$1.40	25d	1	0.09mi
9455 Tranquil Acres Rd Fort Worth, TX	3.0	2.0	1400	$2,000	$1.43	25d	1	0.35mi
9400 Live Oak Ln Fort Worth, TX	3.0	2.0	1553	$3,000	$1.93	1d	1	0.40mi
8725 Hidden Hill Dr Fort Worth, TX	3.0	2.5	2052	$2,500	$1.22	25d	1	1.27mi
3025 Tooley Dr Fort Worth, TX	4.0	2.0	1667	$2,320	$1.39	25d	1	1.40mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 10 events

1. 2026-06-18
   days on market $325,000 Active 13 DOM
2. 2026-06-17
   days on market $325,000 Active 12 DOM
3. 2026-06-16
   days on market $325,000 Active 11 DOM
4. 2026-06-15
   days on market $325,000 Active 10 DOM
5. 2026-06-13
   days on market $325,000 Active 8 DOM
6. 2026-06-13
   days on market $325,000 Active 7 DOM
7. 2026-06-09
   days on market $325,000 Active 4 DOM
8. 2026-06-08
   days on market $325,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $325,000 Active 2 DOM

ⓘ 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: $6,948 · $579/mo
• Projected year-2 tax: $6,948 · $579/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,676
• − Mortgage interest: −$18,205
• − Property taxes: −$6,948
• − Insurance: −$1,625
• − Repairs & maintenance: −$5,494
• − Management: −$5,494
• − HOA: −$2,100
• − Depreciation: −$9,455
• Taxable income: $19,355
• Est. tax owed @ 24.0%: −$4,645
• After-tax cash flow: $18,484/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This multi-family home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from some landscaping and curb appeal improvements to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting the exterior siding — Fresh paint can improve the home's appearance and increase its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting the exterior siding — Fresh paint can improve the home's appearance and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior siding — Fresh paint can improve the home's appearance and increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior siding — Fresh paint can improve the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

-9.9% since first listed

13 events — show timeline

• 2026-06-03 Listed $325,000 NTREIS
• 2025-06-16 Rental Removed $2,299 NTREIS
• 2025-05-22 Price Changed $2,299 NTREIS
• 2025-04-30 Price Changed $2,300 NTREIS
• 2025-03-29 Price Changed $2,400 NTREIS
• 2025-03-27 Sold (Public Records) — Public Records
• 2025-02-22 Price Changed $2,500 NTREIS
• 2025-02-19 Listed for Rent $2,700 NTREIS
• 2025-02-13 Sold (Public Records) — Public Records
• 2024-11-16 Price Changed $359,900 NTREIS
• 2024-10-06 Price Changed $374,900 NTREIS
• 2024-05-17 Price Changed $359,000 NTREIS
• 2024-05-03 Listed $360,905 NTREIS

Property tax history

+68.8%/yr

Latest (2025): $6,948 · +445.3% YoY. Source: county tax records.