1200 Boxwood Dr · Crowley, TX 76036

$247,000

3 bd · 2.0 ba · 1,925 sqft · SingleFamily public records · 100 Days on market

Built 2010 6,569 sqft lot $128/sqft · 9% below area Est $283k · 13% under $19/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 +13.3/15.0
• Cash flow +8.1/30.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1200 Boxwood Dr, a home that exudes charm and comfort. The living room is cozy with a beautiful fireplace, perfect for those chilly evenings. The kitchen is a chef's dream with a convenient island and brand new appliances. The primary bedroom is a true retreat, boasting a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and a shower. The home has a new roof and fresh interior paint, giving it a modern and clean look. Partial flooring replacement adds a touch of freshness. The fenced-in backyard is perfect for seclusion, and the covered patio is ideal for outdoor relaxation. This home is a must-see for those seeking a blend of style and functionality.Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

Key facts

• Double sinks
• Separate tub
• Beautiful fireplace

Tags

• BEAUTIFUL FIREPLACE
• CONVENIENT ISLAND
• SPACIOUS WALK-IN CLOSET
• DOUBLE SINKS
• SEPARATE TUB
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (7.4% below list).
• Recommended offer: $204k (17.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#103 in TX, #3,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute 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.
• 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 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 100 days — a 9% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask is 16076% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,802 (17.5% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 9.0

CMA / ARV

• ARV (median comp): $283,274
• List price: $247,000
• Delta: -12.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Marcus Ln	0.32mi	3/2.0	1,965 (+2%)	2mo	$345,831	$176	80
640 Marcus Ln	0.27mi	4/2.0 (+1)	1,949 (+1%)	2mo	$326,990	$168	79
1172 Beaverwood Ln	0.27mi	4/2.0 (+1)	1,967 (+2%)	1mo	$325,000	$165	78
1009 Tarryhill Dr	0.36mi	3/2.0	1,845 (-4%)	1mo	$317,990	$172	76
624 Marcus Ln	0.31mi	3/2.0	1,804 (-6%)	1mo	$328,333	$182	74
1532 Mackinac Dr	0.55mi	4/2.0 (+1)	1,923 (-0%)	1mo	$291,000	$151	68
4004 Millau Ln	0.69mi	3/2.0	1,905 (-1%)	0mo	$260,000	$136	66
1217 Meadow Gln	0.50mi	4/2.0 (+1)	1,984 (+3%)	1mo	$293,000	$148	66
1832 Tyne Way	0.68mi	3/2.0	1,956 (+2%)	2mo	$319,900	$164	64
505 Park Meadows Dr	0.47mi	4/2.0 (+1)	2,018 (+5%)	1mo	$275,000	$136	64
620 Horn St	0.45mi	4/2.0 (+1)	1,790 (-7%)	1mo	$266,000	$149	62
1160 Greenlee Dr	0.40mi	4/2.0 (+1)	1,764 (-8%)	1mo	$329,990	$187	61

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 · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.18×
• Total profit: $-56,998
• Equity at exit: $36,829

10-year hold

• IRR: -22.0%
• Equity multiple: -0.09×
• Total profit: $-75,340
• Equity at exit: $21,356

Cash invested: $69,160 (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: $2,286 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$634 /mo · $7,603/yr
• Insurance: −$103
• HOA: −$19
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-245

Break-even live

Break-even rent $2,596

Max offer price $203,802

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-175	+0% $-245	+5% $-314	+10% $-384
Rent	-10% $-425	-5% $-335	+0% $-245	+5% $-154	+10% $-64
Rate	-1.0pp $-120	-0.5pp $-182	base $-245	+0.5pp $-309	+1.0pp $-374

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Boxwood Dr Crowley, TX	3.0	2.0	1677	$2,095	$1.25	25d	1	0.00mi
1213 Gardenia Ln Crowley, TX	3.0	2.0	1501	$2,170	$1.45	44d	1	0.11mi
1004 Junegrass Ln Crowley, TX	4.0	2.5	2329	$2,145	$0.92	20d	1	0.15mi
1113 Switchgrass Ln Crowley, TX	3.0	2.5	2196	$2,195	$1.00	44d	1	0.22mi
1149 Beaverwood Ln Crowley, TX	3.0	2.0	1552	$1,895	$1.22	13d	1	0.25mi
1157 Beaverwood Ln Crowley, TX	4.0	3.0	2244	$2,200	$0.98	44d	1	0.26mi
1137 Junegrass Ln Crowley, TX	3.0	2.0	1768	$2,150	$1.22	44d	1	0.29mi
672 S Heights Dr Crowley, TX	4.0	3.0	2136	$2,345	$1.10	23d	1	0.31mi
573 Creekbend St Crowley, TX	3.0	2.0	1874	$2,230	$1.19	3d	1	0.36mi
1017 Wheatfield Ln Crowley, TX	3.0	2.0	1552	$2,145	$1.38	23d	1	0.42mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	6d	1	0.43mi
517 Creekbend St Crowley, TX	4.0	2.5	2552	$2,385	$0.93	3d	1	0.45mi
4117 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,295	$1.21	3d	1	0.48mi
4118 Tobin Dr Crowley, TX	4.0	2.5	2139	$2,495	$1.17	44d	1	0.49mi
4144 Tower Ln Crowley, TX	3.0	2.0	1528	$2,175	$1.42	3d	1	0.51mi
4140 Tobin Dr Crowley, TX	3.0	2.5	1900	$2,395	$1.26	44d	1	0.55mi
525 Canoe Way Crowley, TX	4.0	2.5	2406	$2,340	$0.97	44d	1	0.55mi
1420 Mackinac Dr Crowley, TX	3.0	2.0	1592	$2,500	$1.57	0d	1	0.55mi
4212 Pont du Gard Way Crowley, TX	3.0	2.0	1720	$6,100	$3.55	44d	1	0.56mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	13d	1	0.58mi
1800 Tyne Way Crowley, TX	3.0	2.0	1552	$2,100	$1.35	44d	1	0.59mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,985	$1.25	3d	1	0.62mi
520 Horn St Crowley, TX	4.0	2.5	2095	$2,290	$1.09	25d	1	0.63mi
412 Riverbed Dr Crowley, TX	3.0	2.0	1638	$2,100	$1.28	44d	1	0.64mi
4226 Tobin Dr Crowley, TX	3.0–4.0	2.5	2019	$2,395	$1.19	0d	5	0.64mi
4268 Tower Ln Crowley, TX	4.0	2.5	2368	$2,540	$1.07	3d	1	0.64mi
4004 Millau Ln Crowley, TX	3.0	2.0	1905	$2,075	$1.09	6d	1	0.68mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	20d	1	0.70mi
305 W FM 1187 Crowley, TX	1.0–3.0	1.0–2.0	1181	$4,194	$3.55	0d	28	0.71mi
4017 Millau Ln Crowley, TX	4.0	2.0	1951	$2,600	$1.33	44d	1	0.72mi
305 Wilson St Crowley, TX	2.0	2.0	1400	$1,950	$1.39	25d	1	0.73mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	13d	1	0.89mi
1400 S Crowley Rd Crowley, TX	1.0–2.0	1.0–2.0	1071	$1,744	$1.63	23d	12	0.92mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	0.94mi
709 Daniels Dr Crowley, TX	3.0	2.0	1418	$1,915	$1.35	3d	1	0.94mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	44d	1	0.96mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	25d	1	0.96mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	44d	1	0.96mi
601 Porter Ave Crowley, TX	3.0	2.0	1563	$2,195	$1.40	44d	1	0.97mi
701 Daniels Dr Crowley, TX	3.0	2.0	1232	$1,850	$1.50	21d	1	0.97mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 19 events

1. 2026-06-13
   statusdays on market $247,000 Pending 100 DOM
2. 2026-06-09
   days on market $247,000 Active Option Contract 97 DOM
3. 2026-06-08
   days on market $247,000 Active Option Contract 96 DOM
4. 2026-06-07
   days on market $247,000 Active Option Contract 95 DOM
5. 2026-06-04
   statusdays on market $247,000 Active Option Contract 92 DOM
6. 2026-06-03
   days on market $247,000 Active 91 DOM
7. 2026-06-02
   days on market $247,000 Active 90 DOM
8. 2026-06-02
   status $247,000 Active 89 DOM
9. 2026-06-01
   days on market $247,000 Active Option Contract 89 DOM
10. 2026-05-31
    days on market $247,000 Active Option Contract 88 DOM
11. 2026-05-10
    historical Active Option Contract 816-char remark

    Show marketing remark (816 chars)

    Welcome to 1200 Boxwood Dr, a home that exudes charm and comfort. The living room is cozy with a beautiful fireplace, perfect for those chilly evenings. The kitchen is a chef's dream with a convenient island and brand new appliances. The primary bedroom is a true retreat, boasting a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and a shower. The home has a new roof and fresh interior paint, giving it a modern and clean look. Partial flooring replacement adds a touch of freshness. The fenced-in backyard is perfect for seclusion, and the covered patio is ideal for outdoor relaxation. This home is a must-see for those seeking a blend of style and functionality.Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

12. 2026-04-23
    price $247,000 816-char remark

    Show marketing remark (816 chars)

    Welcome to 1200 Boxwood Dr, a home that exudes charm and comfort. The living room is cozy with a beautiful fireplace, perfect for those chilly evenings. The kitchen is a chef's dream with a convenient island and brand new appliances. The primary bedroom is a true retreat, boasting a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and a shower. The home has a new roof and fresh interior paint, giving it a modern and clean look. Partial flooring replacement adds a touch of freshness. The fenced-in backyard is perfect for seclusion, and the covered patio is ideal for outdoor relaxation. This home is a must-see for those seeking a blend of style and functionality.Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

13. 2026-03-16
    historical $1,527
14. 2026-03-11
    listed $1,527
15. 2026-03-05
    listed $260,000 Active 816-char remark

    Show marketing remark (816 chars)

    Welcome to 1200 Boxwood Dr, a home that exudes charm and comfort. The living room is cozy with a beautiful fireplace, perfect for those chilly evenings. The kitchen is a chef's dream with a convenient island and brand new appliances. The primary bedroom is a true retreat, boasting a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and a shower. The home has a new roof and fresh interior paint, giving it a modern and clean look. Partial flooring replacement adds a touch of freshness. The fenced-in backyard is perfect for seclusion, and the covered patio is ideal for outdoor relaxation. This home is a must-see for those seeking a blend of style and functionality.Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

16. 2026-02-11
    soldstatus
17. 2010-11-12
    soldstatus Closed 117-char remark

    Show marketing remark (117 chars)

    Built by Cheldan Homes - Ready now! ~ Custom Built Raised Panel Knotty Alder Cabinets with 42 Uppers, Large Back Yard

18. 2010-10-18
    historical 117-char remark

    Show marketing remark (117 chars)

    Built by Cheldan Homes - Ready now! ~ Custom Built Raised Panel Knotty Alder Cabinets with 42 Uppers, Large Back Yard

19. 2010-09-27
    listed $127,364 117-char remark

    Show marketing remark (117 chars)

    Built by Cheldan Homes - Ready now! ~ Custom Built Raised Panel Knotty Alder Cabinets with 42 Uppers, Large Back Yard

ⓘ 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: $7,603 · $634/mo
• Projected year-2 tax: $7,603 · $634/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 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $27,436
• − Mortgage interest: −$13,836
• − Property taxes: −$7,603
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − HOA: −$228
• − Depreciation: −$7,185
• Taxable loss: −$7,040
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-1,245/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 — Crowley

• Score: 76/100
• State rank: #103
• US rank: #3462

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, 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

+93.9% since first listed

9 events — show timeline

• 2026-05-10 Contingent — NTREIS
• 2026-04-23 Price Changed $247,000 NTREIS
• 2026-03-16 Rental Removed $1,527 RENTSPREE
• 2026-03-11 Listed for Rent $1,527 RENTSPREE
• 2026-03-05 Listed $260,000 NTREIS
• 2026-02-11 Sold (Public Records) — Public Records
• 2010-11-12 Sold (MLS) — NTREIS
• 2010-10-18 Listing Removed — NTREIS
• 2010-09-27 Listed $127,364 NTREIS

Property tax history

+15.8%/yr

Latest (2025): $7,603 · +0.4% YoY. Source: county tax records.