4052 Twinleaf Dr · Fort Worth, TX 76036

$255,999

4 bd · 2.0 ba · 1,707 sqft · Other · 12 Days on market

Built 2025 Poor condition 5,271 sqft lot $30/mo HOA · 1% of rent ↓ 14% since listing

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $256k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (7.6% below list).
• Recommended offer: $236k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Sidney H Poynter (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 422 students, 81% FRL) — zoned schools average 81% FRL vs 52% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $236,492 (7.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.92% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.0

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-25,480
• Equity at exit: $38,170

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-6,478
• Equity at exit: $22,134

Cash invested: $71,680 (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: 1036
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$107
• HOA: −$30
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $279

Break-even live

Break-even rent $2,012

Max offer price $255,999

Occupancy floor 83%

Sensitivity live

Price	-10% $424	-5% $352	+0% $279	+5% $207	+10% $134
Rent	-10% $92	-5% $186	+0% $279	+5% $373	+10% $466
Rate	-1.0pp $408	-0.5pp $344	base $279	+0.5pp $213	+1.0pp $145

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	25d	1	0.15mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	6d	1	0.15mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	44d	1	0.19mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	44d	1	0.20mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	44d	1	0.21mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	13d	1	0.22mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	23d	1	0.35mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	3d	1	0.40mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	25d	1	0.50mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	13d	1	0.50mi
1013 Verde Valley Ln Crowley, TX	4.0	2.5	2225	$2,400	$1.08	25d	1	0.61mi
1032 Verde Valley Ln Crowley, TX	3.0	2.5	2145	$2,400	$1.12	19d	1	0.61mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	44d	1	0.64mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	19d	1	0.73mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	44d	1	0.73mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	44d	1	0.74mi
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	25d	1	0.75mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	25d	1	0.80mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	25d	1	0.81mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	23d	1	0.81mi
316 Quail Creek Dr Crowley, TX	3.0	2.0	1317	$1,683	$1.28	13d	1	0.91mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	5d	1	0.93mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	44d	1	0.93mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	44d	1	0.95mi
4413 Corner Brook Ln Fort Worth, TX	4.0	2.0	1983	$2,165	$1.09	21d	1	0.98mi
9717 Snowbell Ln Crowley, TX	4.0	2.0	1928	$2,195	$1.14	23d	1	0.99mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	44d	1	0.99mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	25d	1	1.02mi
9233 Cheswick Dr Fort Worth, TX	4.0	3.0	2250	$3,060	$1.36	44d	1	1.02mi
3833 Foxhound Ln Fort Worth, TX	3.0	2.0	1507	$1,895	$1.26	19d	1	1.06mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	44d	1	1.08mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	44d	1	1.11mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	1.12mi
3416 Saint Vincent Rd Fort Worth, TX	3.0	3.0	2033	$1,895	$0.93	44d	1	1.13mi
3408 Saint Vincent Rd Fort Worth, TX	3.0	2.0	1400	$2,195	$1.57	44d	1	1.14mi
3469 Cayman Dr Fort Worth, TX	3.0	2.0	1368	$1,749	$1.28	44d	1	1.14mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	44d	1	1.15mi
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	6d	1	1.15mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	44d	1	1.15mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	44d	1	1.16mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 4 events

1. 2026-03-05
   status Pending
2. 2026-03-04
   price $255,999
3. 2026-02-26
   price $258,999
4. 2026-02-21
   listed $296,999 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: $1,320 · $110/mo
• Projected year-2 tax: $4,685 · $390/mo
• Expected delta: +$3,365/yr (+$280/mo · 255.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,379
• − Mortgage interest: −$14,340
• − Property taxes: −$1,320
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$360
• − Depreciation: −$7,447
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $3,568/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 · 2 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs, including a new roof and exterior cleaning, to improve its condition and resale value.

Repairs flagged

• Major roof — Significant moss and algae growth, indicating potential water damage
• Major siding — Significant moss and algae growth, indicating potential water damage

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of water damage
• Resale exterior cleaning — Cleaning the exterior will remove moss and algae, improving the home's curb appeal
• Resale painting — Painting the exterior will improve the home's curb appeal and protect the siding
• Both landscaping — Landscaping will improve the home's curb appeal and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant moss and algae growth, indicating potential water damage	Major	$15,000–50,000
siding · Significant moss and algae growth, indicating potential water damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and reduce the risk of water damage ↑
• Resale exterior cleaning — Cleaning the exterior will remove moss and algae, improving the home's curb appeal ↑
• Resale painting — Painting the exterior will improve the home's curb appeal and protect the siding ↑
• Both landscaping — Landscaping will improve the home's curb appeal and increase its rental 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: 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

-13.8% since first listed

4 events — show timeline

• 2026-03-05 Pending — NTREIS
• 2026-03-04 Price Changed $255,999 NTREIS
• 2026-02-26 Price Changed $258,999 NTREIS
• 2026-02-21 Listed $296,999 NTREIS