Satisfaction Plan · Fort Worth, TX 76119

$89,900

3 bd · 2.0 ba · 1,264 sqft · Manufactured · 317 Days on market

Fair condition

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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
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The TRU Multi Section / Satisfaction by TRU offers a well-crafted living area of 1,264 square feet. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for families seeking a balance of comfort and functionality. The Satisfaction combines contemporary amenities with timeless design elements, ensuring a welcoming and stylish living space. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

Key facts

• Listed 316 days

🏗️ New construction. The $89,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $65,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.6%/yr); 187 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 $449 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.67% ✓
• Cap rate: 23.36%
• Cash-on-cash: 60.94%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $65,000
• List price: $89,900
• Delta: 38.31%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 3.38×
• Total profit: $43,268
• Equity at exit: $9,692

10-year hold

• IRR: 60.2%
• Equity multiple: 6.16×
• Total profit: $93,897
• Equity at exit: $5,620

Cash invested: $18,200 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 187
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $924

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 42%

Sensitivity live

Price	-10% $969	-5% $947	+0% $924	+5% $902	+10% $879
Rent	-10% $787	-5% $856	+0% $924	+5% $993	+10% $1,062
Rate	-1.0pp $957	-0.5pp $941	base $924	+0.5pp $907	+1.0pp $890

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,800	$1.65	0d	1	0.21mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	20d	1	0.27mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	44d	1	0.27mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	15d	1	0.35mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	7d	1	0.37mi
5712 Whittlesey Rd Fort Worth, TX	4.0	2.0	1610	$2,000	$1.24	45d	1	0.39mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	25d	1	0.50mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	14d	1	0.50mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	25d	1	0.77mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,675	$1.60	0d	1	0.79mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	44d	1	0.88mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	44d	1	1.02mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	44d	1	1.13mi
5702 Shoreline Cir S Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	44d	1	1.18mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	25d	1	1.18mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,564	$1.50	0d	1	1.34mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	5d	1	1.35mi
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	0d	1	1.37mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	15d	1	1.38mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	15d	1	1.40mi
5664 Shore Point Trl Fort Worth, TX	3.0	2.5	1742	$2,150	$1.23	44d	1	1.41mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	44d	1	1.42mi
5641 Willamette Dr Fort Worth, TX	3.0	2.5	1631	$2,150	$1.32	18d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 317 DOM
2. 2026-06-18
   days on market $89,900 Active 314 DOM
3. 2026-06-17
   days on market $89,900 Active 313 DOM
4. 2026-06-16
   days on market $89,900 Active 312 DOM
5. 2026-06-15
   days on market $89,900 Active 311 DOM
6. 2026-06-13
   days on market $89,900 Active 309 DOM
7. 2026-06-09
   days on market $89,900 Active 305 DOM
8. 2026-06-08
   days on market $89,900 Active 304 DOM
9. 2026-06-07
   days on market $89,900 Active 303 DOM
10. 2026-06-04
    days on market $89,900 Active 300 DOM
11. 2026-06-03
    days on market $89,900 Active 299 DOM
12. 2026-06-02
    days on market $89,900 Active 298 DOM
13. 2026-06-02
    days on market $89,900 Active 297 DOM
14. 2026-05-31
    days on market $89,900 Active 296 DOM
15. 2026-04-25
    price $89,900 455-char remark

    Show marketing remark (455 chars)

    The TRU Multi Section / Satisfaction by TRU offers a well-crafted living area of 1,264 square feet. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for families seeking a balance of comfort and functionality. The Satisfaction combines contemporary amenities with timeless design elements, ensuring a welcoming and stylish living space. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

16. 2026-03-28
    price $96,900 455-char remark

    Show marketing remark (455 chars)

    The TRU Multi Section / Satisfaction by TRU offers a well-crafted living area of 1,264 square feet. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for families seeking a balance of comfort and functionality. The Satisfaction combines contemporary amenities with timeless design elements, ensuring a welcoming and stylish living space. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

17. 2026-01-11
    price $77,900 455-char remark

    Show marketing remark (455 chars)

    The TRU Multi Section / Satisfaction by TRU offers a well-crafted living area of 1,264 square feet. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for families seeking a balance of comfort and functionality. The Satisfaction combines contemporary amenities with timeless design elements, ensuring a welcoming and stylish living space. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

18. 2025-09-09
    price $75,900 455-char remark

    Show marketing remark (455 chars)

    The TRU Multi Section / Satisfaction by TRU offers a well-crafted living area of 1,264 square feet. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for families seeking a balance of comfort and functionality. The Satisfaction combines contemporary amenities with timeless design elements, ensuring a welcoming and stylish living space. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

19. 2025-08-09
    listed $71,900 Active 455-char remark

    Show marketing remark (455 chars)

    The TRU Multi Section / Satisfaction by TRU offers a well-crafted living area of 1,264 square feet. Featuring 3 bedrooms and 2 bathrooms, this home is ideal for families seeking a balance of comfort and functionality. The Satisfaction combines contemporary amenities with timeless design elements, ensuring a welcoming and stylish living space. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,863
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$1,891
• Taxable income: $10,693
• Est. tax owed @ 24.0%: −$2,566
• After-tax cash flow: $8,525/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 · 3 photos

Fair 45/100 Cosmetic rehab

The home is a manufactured unit with average exterior and interior conditions, requiring minor repairs and maintenance. Landscaping and interior painting would significantly enhance its appeal.

Repairs flagged

• Minor Landscaping — The lawn appears slightly overgrown

Value-add opportunities

• Both Landscaping — A well-maintained lawn and landscaping can enhance curb appeal and attract potential buyers
• Both Interior painting — Fresh paint can make the interior look more inviting and modern

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The lawn appears slightly overgrown	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping — A well-maintained lawn and landscaping can enhance curb appeal and attract potential buyers ↑
• Both Interior painting — Fresh paint can make the interior look more inviting and modern ↑

ⓘ 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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+25.0% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $89,900 Zillow
• 2026-03-28 Price Changed $96,900 Zillow
• 2026-01-11 Price Changed $77,900 Zillow
• 2025-09-09 Price Changed $75,900 Zillow
• 2025-08-09 Listed $71,900 Zillow