4809 Maryannes Meadow Dr · Fort Worth, TX 76135

$199,900

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 7 Days on market

Built 1997 6,926 sqft lot Est $228k · 12% under ↓ 11% 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).

• ARV discount +13.1/15.0
• Cash flow +12.7/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home offering 1,418 sqft of potential in a convenient location. The inviting layout features a living room that opens seamlessly to the kitchen, creating a functional space for everyday living and entertaining. Outside, you’ll find a generously sized backyard with plenty of room to enjoy, garden, or expand your outdoor vision. Situated within walking distance to J. T. Hinkle Park and with easy access to Loop 820, this home combines location and opportunity. A great chance to make it your own and add personal touches to truly shine. * * * * BEST and FINAL requested today, Thursday April 23, by 5pm * * * *

Key facts

• Convenient location
• 6,926 sq ft lot
• 2 garage spots

Tags

• CONVENIENT LOCATION
• GENEROUSLY SIZED BACKYARD
• EASY ACCESS TO LOOP 820

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.6% below list).
• Recommended offer: $196k (1.9% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: Greenfield El (math 47% / reading 48%, grade D, #989 of 4,322 statewide, top 23%, 690 students, 49% FRL); Ed Willkie Middle (math 35% / reading 43%, grade F, #690 of 1,662 statewide, top 42%, 730 students, 48% FRL); Chisholm Trail H S (math 27% / reading 55%, grade F, #774 of 1,632 statewide, top 49%, 2,493 students, 48% FRL).
• Market conditions: Rents flat; 160 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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

• Watch-outs: property tax is 2.8% of price.
• 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 $196,149 (1.9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.99% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $228,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4809 Maryannes Meadow Dr	0.00mi	3/2.0	1,418 (0%)	1mo	$199,900	$141	99
6401 Loydhill Ln	0.25mi	3/2.0	1,299 (-8%)	0mo	$249,975	$192	74
4809 Brianhill Dr	0.12mi	3/2.0	1,239 (-13%)	1mo	$199,900	$161	72
4536 Hodgkins Rd	0.48mi	3/2.0	1,442 (+2%)	5mo	$269,900	$187	70
4501 Norris Valley Dr	0.30mi	3/2.0	1,291 (-9%)	2mo	$208,000	$161	70
4901 Camille Ct	0.36mi	3/2.0	1,299 (-8%)	3mo	$249,000	$192	67
4908 Camille Ct	0.40mi	3/1.0	1,321 (-7%)	3mo	$189,999	$144	64
4907 Camille Ct	0.37mi	3/1.0	1,299 (-8%)	3mo	$199,999	$154	62
6364 Basswood Dr	0.35mi	3/1.0	1,296 (-9%)	5mo	$159,900	$123	61
5240 Hill Ridge Dr	0.55mi	3/2.0	1,533 (+8%)	2mo	$288,000	$188	59
4859 Ivy Hill Ct	0.43mi	3/1.0	1,308 (-8%)	6mo	$250,000	$191	58
7000 Alice Rd	0.70mi	3/2.0	1,589 (+12%)	5mo	$250,000	$157	43

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-38,500
• Equity at exit: $29,806

10-year hold

• IRR: -21.3%
• Equity multiple: 0.04×
• Total profit: $-53,793
• Equity at exit: $17,284

Cash invested: $55,972 (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 76135

• Home prices YoY: -17.3%
• Rents YoY: 0.5%
• Active inventory: 160
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$459 /mo · $5,509/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-21

Break-even live

Break-even rent $2,014

Max offer price $196,149

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $35	+0% $-21	+5% $-78	+10% $-134
Rent	-10% $-178	-5% $-100	+0% $-21	+5% $57	+10% $136
Rate	-1.0pp $79	-0.5pp $30	base $-21	+0.5pp $-73	+1.0pp $-126

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4809 Maryannes Meadow Dr Fort Worth, TX	3.0	2.5	1418	$2,200	$1.55	9d	1	0.02mi
4804 Deal Dr Fort Worth, TX	3.0	2.0	1325	$1,995	$1.51	8d	1	0.07mi
4804 Saint Thomas Pl Fort Worth, TX	3.0	2.0	1776	$2,070	$1.17	1d	1	0.11mi
4920 Lemon Grove Dr Fort Worth, TX	3.0	2.0	1608	$2,075	$1.29	22d	1	0.19mi
6424 Canyon Trl Fort Worth, TX	3.0	2.0	1801	$2,160	$1.20	14d	1	0.37mi
6251 Shadydell Dr Fort Worth, TX	2.0	1.0	1009	$1,695	$1.68	19d	1	0.39mi
4109 Ridgecrest Cir Lake Worth, TX	3.0	2.0	1640	$1,850	$1.13	22d	1	0.59mi
4400 Hodgkins Rd Lake Worth, TX	4.0	1.0	1788	$2,000	$1.12	22d	1	0.64mi
4729 Oarlock Dr Fort Worth, TX	3.0	2.0	1384	$1,700	$1.23	14d	1	0.66mi
5947 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,350	$1.24	1d	1	0.69mi
5947 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,350	$1.24	22d	1	0.69mi
5935 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,300	$1.19	26d	1	0.72mi
4517 Compass Ct Fort Worth, TX	2.0	2.0	1012	$1,700	$1.68	20d	1	0.72mi
4517 Compass Ct Fort Worth, TX	2.0	2.0	981	$1,700	$1.73	4d	1	0.72mi
5911 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,350	$1.24	26d	1	0.77mi
5837 Shadydell Dr Fort Worth, TX	2.0	1.5	1155	$1,500	$1.30	24d	1	0.85mi
6201 Azle Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1039	$2,177	$2.09	0d	22	0.86mi
5829 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,400	$1.29	26d	1	0.87mi
5825 Shadydell Dr #5829 Fort Worth, TX	2.0	1.5	1088	$1,400	$1.29	26d	1	0.87mi
7104 Foster Dr Fort Worth, TX	4.0	2.0	1476	$1,925	$1.30	9d	1	0.99mi
5743 Shadydell Dr Fort Worth, TX	3.0	2.0	1012	$1,795	$1.77	26d	1	1.00mi
4025 Caddo Trl Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	45d	1	1.04mi
4009 Caddo Trl Fort Worth, TX	3.0	1.0	1237	$1,850	$1.50	45d	1	1.07mi
3901 Dakota Trl Fort Worth, TX	3.0	2.0	1481	$1,990	$1.34	1d	1	1.08mi
3901 Dakota Trl Fort Worth, TX	3.0	2.0	1481	$1,990	$1.34	45d	1	1.08mi
4009 Shawnee Trl Fort Worth, TX	3.0	2.0	1496	$1,801	$1.20	45d	1	1.12mi
5817 Brookville Dr Fort Worth, TX	3.0	2.0	1620	$2,295	$1.42	26d	1	1.13mi
3465 Vista Highlands Ln Fort Worth, TX	3.0	2.5	1708	$2,200	$1.29	45d	1	1.15mi
6721 Lake Overlook Dr Fort Worth, TX	3.0	2.0	1602	$2,400	$1.50	45d	1	1.19mi
5800 Pearl Oyster Ln Fort Worth, TX	3.0	2.0	1858	$2,050	$1.10	20d	1	1.25mi
6655 Calgary Ln Fort Worth, TX	1.0–3.0	1.0–2.0	949	$1,359	$1.43	45d	1	1.28mi
6037 Horse Trap Dr Fort Worth, TX	3.0	2.0	1864	$2,200	$1.18	26d	1	1.29mi
5424 Royal Birkdale Dr Fort Worth, TX	3.0	2.0	1560	$1,820	$1.17	45d	1	1.31mi
5308 Newcastle Ln Fort Worth, TX	3.0	2.0	1640	$1,781	$1.09	17d	1	1.35mi
4700 Huffines Blvd Fort Worth, TX	1.0–2.0	1.0–2.0	837	$1,360	$1.62	1d	9	1.36mi
5301 Prestwick Dr Fort Worth, TX	3.0	2.0	1722	$2,075	$1.20	1d	1	1.40mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-04-17
   listed $199,900 Active
3. 2026-02-25
   soldstatus
4. 2025-03-26
   listed $269,000 Active
5. 2023-09-12
   historical Active Option Contract
6. 2023-09-08
   listed $225,000 Active
7. 2023-08-31
   soldstatus
8. 2009-06-20
   soldstatus
9. 1996-01-26
   soldstatus

ⓘ 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: $5,509 · $459/mo
• Projected year-2 tax: $5,509 · $459/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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,840
• − Mortgage interest: −$11,198
• − Property taxes: −$5,509
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,815
• Taxable loss: −$3,496
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $584/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: 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): 19,445
• Household income: $74,621
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 798.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 26% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 2% Romanian 2% Russian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -63.93%
• Current HPI: 305.0929
• Rent YoY: ▲ 0.48%
• 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

-11.2% since first listed

9 events — show timeline

• 2026-04-24 Pending — NTREIS
• 2026-04-17 Listed $199,900 NTREIS
• 2026-02-25 Sold (Public Records) — Public Records
• 2025-03-26 Listed $269,000 NTREIS
• 2023-09-12 Contingent — NTREIS
• 2023-09-08 Listed $225,000 NTREIS
• 2023-08-31 Sold (Public Records) — Public Records
• 2009-06-20 Sold (Public Records) — Public Records
• 1996-01-26 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,509 · -8.8% YoY. Source: county tax records.