1452 Pine Ln · Fort Worth, TX 76140

$210,000

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 15 Days on market

Built 2004 3,223 sqft lot $191/sqft · 9% below area Est $230k · 9% under

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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 +11.4/15.0
• Cash flow +10.2/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A musts see charming home with fenced back yard one car garage facing the front. Home has three bedroom and two bathrooms Galley Kitchen with plenty of cabinets and pantry country sink with disposal, Range, dishwasher also has separate dining room, full size washer and dryer hookups.

Key facts

• Open dining area
• Investment property
• Utility closet

Tags

• INVESTMENT PROPERTY
• EFFICIENT FRONT AND SIDE YARD
• FULLY FENCED BACK YARD
• OPEN DINING AREA
• UTILITY CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (10.8% below list).
• Recommended offer: $187k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools D+, crime F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 374 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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

• It's been on market 15 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,303 (10.8% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (median comp): $230,097
• List price: $210,000
• Delta: -2.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Pine Ln	0.06mi	3/1.5	1,098 (0%)	11mo	$192,000	$175	86
1304 Pine Ln	0.13mi	3/2.0	1,094 (-0%)	10mo	$219,000	$200	81
10701 Many Oaks Dr	0.14mi	3/2.0	1,091 (-1%)	14mo	$215,000	$197	77
1404 Teak Dr	0.08mi	3/2.5	1,203 (+10%)	20mo	$242,999	$202	58
1525 Teak Ln	0.11mi	3/2.5	1,203 (+10%)	19mo	$235,999	$196	57
1505 Teak Dr	0.08mi	3/2.5	1,203 (+10%)	21mo	$233,999	$195	56
10705 Sequoia Dr	0.12mi	3/2.5	1,203 (+10%)	22mo	$199,999	$166	54
10505 Sequoia Dr	0.26mi	3/2.5	1,203 (+10%)	15mo	$245,999	$204	53
10505 Mahogany Wood Way	0.25mi	3/2.5	1,203 (+10%)	19mo	$237,999	$198	50
1452 Castle Ridge Rd	0.46mi	3/2.0	1,245 (+13%)	10mo	$225,000	$181	44
1179 Rusticwood Ct	0.43mi	3/2.0	1,251 (+14%)	11mo	$255,000	$204	43
1036 Mckavett Dr	0.69mi	3/2.0	1,240 (+13%)	19mo	$260,000	$210	27

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.20×
• Total profit: $-46,814
• Equity at exit: $31,312

10-year hold

• IRR: -31.6%
• Equity multiple: -0.20×
• Total profit: $-70,583
• Equity at exit: $18,157

Cash invested: $58,800 (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 76140

• Home prices YoY: -21.8%
• Rents YoY: 0.1%
• Active inventory: 374
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$410 /mo · $4,925/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-119

Break-even live

Break-even rent $2,024

Max offer price $188,891

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	20d	1	0.01mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	12d	1	0.03mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	43d	1	0.04mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	43d	1	0.04mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	7d	1	0.04mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	43d	1	0.06mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	20d	1	0.10mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	24d	1	0.11mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	18d	1	0.12mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	3d	1	0.15mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	43d	1	0.19mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	43d	1	0.21mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	43d	1	0.24mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	43d	1	0.27mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	12d	1	0.36mi
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0	1392	$1,795	$1.29	1d	14	0.42mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	5d	1	0.59mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	43d	1	0.61mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	2d	1	0.62mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	7d	1	0.67mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	24d	1	0.67mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	43d	1	0.75mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	7d	1	0.78mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	0.85mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	7d	1	0.86mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	22d	1	0.87mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	43d	1	0.93mi
757 Dema Ln Burleson, TX	3.0	2.0	1432	$1,869	$1.31	2d	1	1.07mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,080	$1.13	1d	1	1.09mi
741 Dema Ln Burleson, TX	3.0	2.0	1447	$2,000	$1.38	24d	1	1.10mi
1313 Redpine Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	2d	1	1.15mi
1794 Farleigh Ct Fort Worth, TX	3.0	2.5	1440	$1,495	$1.04	7d	1	1.36mi
10512 Flagstaff Run Fort Worth, TX	4.0	2.0	1500	$1,865	$1.24	7d	1	1.38mi
1766 Belshire Ct Fort Worth, TX	3.0	2.5	1440	$1,450	$1.01	24d	1	1.42mi
1761 Belshire Ct Fort Worth, TX	3.0	2.5	1440	$1,495	$1.04	43d	1	1.44mi
901 E Rendon Crowley Rd Burleson, TX	1.0–3.0	1.0–2.0	1181	$2,745	$2.32	1d	49	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $210,000 Active 15 DOM
2. 2026-06-17
   days on market $210,000 Active 14 DOM
3. 2026-06-16
   days on market $210,000 Active 13 DOM
4. 2026-06-15
   days on market $210,000 Active 12 DOM
5. 2026-06-13
   days on market $210,000 Active 10 DOM
6. 2026-06-09
   days on market $210,000 Active 6 DOM
7. 2026-06-08
   days on market $210,000 Active 5 DOM
8. 2026-06-07
   days on market $210,000 Active 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    pricedays on marketlisting id $210,000 Active 1 DOM
11. 2025-10-16
    listed $224,000 Active 284-char remark

    Show marketing remark (284 chars)

    A musts see charming home with fenced back yard one car garage facing the front. Home has three bedroom and two bathrooms Galley Kitchen with plenty of cabinets and pantry country sink with disposal, Range, dishwasher also has separate dining room, full size washer and dryer hookups.

12. 2011-06-14
    soldstatus Closed 207-char remark

    Show marketing remark (207 chars)

    Nice newer home with all the right touches but small enough to be affordable. Come see this great starter home. Sq ft per FHA Appraiser is deemed reliable but not guaranteed. Buyer to verify all information.

13. 2011-05-03
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Nice newer home with all the right touches but small enough to be affordable. Come see this great starter home. Sq ft per FHA Appraiser is deemed reliable but not guaranteed. Buyer to verify all information.

14. 2011-04-19
    price $58,500 207-char remark

    Show marketing remark (207 chars)

    Nice newer home with all the right touches but small enough to be affordable. Come see this great starter home. Sq ft per FHA Appraiser is deemed reliable but not guaranteed. Buyer to verify all information.

15. 2011-03-04
    listed $65,000 Active 207-char remark

    Show marketing remark (207 chars)

    Nice newer home with all the right touches but small enough to be affordable. Come see this great starter home. Sq ft per FHA Appraiser is deemed reliable but not guaranteed. Buyer to verify all information.

16. 2011-01-04
    historical
17. 2010-10-13
    listed $78,500 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: $4,925 · $410/mo
• Projected year-2 tax: $4,925 · $410/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,476
• − Mortgage interest: −$11,763
• − Property taxes: −$4,925
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$6,109
• Taxable loss: −$4,967
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $-242/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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 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): 33,321
• Household income: $75,955
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1264.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 39% Black 35% White 20% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 32% Vietnamese 2% Chinese 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: ▼ -79.54%
• Current HPI: 285.9894
• Rent YoY: ▲ 0.11%
• 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

+185.4% since first listed

7 events — show timeline

• 2025-10-16 Listed $224,000 NTREIS
• 2011-06-14 Sold (MLS) — NTREIS
• 2011-05-03 Pending — NTREIS
• 2011-04-19 Price Changed $58,500 NTREIS
• 2011-03-04 Listed $65,000 NTREIS
• 2011-01-04 Listing Removed — NTREIS
• 2010-10-13 Listed $78,500 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $4,925 · -2.9% YoY. Source: county tax records.