9612 Verite St · Fort Worth, TX 76179

$273,999

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 22 Days on market

Built 2026 Good condition 4,792 sqft lot Est $286k · at est. $42/mo HOA · 2% 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).

• Cash flow +12.3/30.0
• ARV discount +9.4/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Lennar's Pinehollow Floor Plan

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: Northpointe; Builder listing/special condition
• Financial info: Loans accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; Annual association fee; Association covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage (garage faces rear, 2-car single door); Two covered parking spaces
• Security: Prewired security; Burglar alarm; Smoke detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Concrete curbs and sidewalks; Concrete driveway
• Home design: Single-family residence; One story; New construction (incomplete, year built 2026); Not attached to other units; Deed restrictions
• Construction: Brick and fiber cement exterior; Composition roof; Slab foundation; New construction
• Exterior features: Covered porch(es); Wood fencing; Landscaped, interior lot; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Built-in cabinets; Eat-in kitchen; Kitchen island; Natural stone/granite countertops; Walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave
• Bedrooms: Primary bedroom on main level with walk-in closet and dual sinks; Three additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High-speed internet available; Walk-in closet(s); Linen closet; Dual sinks in primary bath; Other interior features
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-50 ($-604/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (12.9% below list).
• Recommended offer: $239k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Eagle Mountain El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 507 students, 19% FRL); Wayside Middle (math 42% / reading 42%, grade D-, #572 of 1,662 statewide, top 36%, 1,077 students, 39% FRL); Boswell H S (math 49% / reading 62%, grade C, #364 of 1,632 statewide, top 23%, 2,547 students, 37% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 1074 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); 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

• It's been on market 22 days — a 2% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,639 (12.9% 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. 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: 0.87% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $286,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Titan Springs Dr	0.30mi	3/2.0 (-1)	1,604 (+0%)	5mo	$468,199	$292	76
3008 Tooley Dr	0.40mi	4/2.0	1,667 (+4%)	4mo	$286,899	$172	71
3049 Titan Springs Dr	0.38mi	4/2.0	1,667 (+4%)	6mo	$270,924	$163	70
2913 Yellow Pine Ave	0.41mi	4/2.0	1,667 (+4%)	4mo	$323,674	$194	70
2905 Yellow Pine Ave	0.43mi	4/2.0	1,667 (+4%)	6mo	$275,274	$165	68
2920 Tooley Dr	0.40mi	4/2.0	1,707 (+7%)	2mo	$280,649	$164	68
3029 Tooley Dr	0.40mi	4/2.0	1,707 (+7%)	5mo	$292,999	$172	66
3017 Tooley Dr	0.31mi	3/2.0 (-1)	1,474 (-8%)	2mo	$269,999	$183	66
3009 Tooley Dr	0.38mi	3/2.0 (-1)	1,474 (-8%)	2mo	$270,999	$184	63
2909 Tooley Dr	0.40mi	3/2.0 (-1)	1,474 (-8%)	2mo	$263,999	$179	61
2913 Tooley Dr	0.40mi	3/2.0 (-1)	1,474 (-8%)	3mo	$260,999	$177	61
8901 Timber Gulch Cir	0.66mi	3/2.0 (-1)	1,442 (-10%)	1mo	$295,000	$205	47

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-51,067
• Equity at exit: $40,854

10-year hold

• IRR: -15.4%
• Equity multiple: 0.19×
• Total profit: $-62,381
• Equity at exit: $23,690

Cash invested: $76,720 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1074
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$342 /mo · $4,110/yr
• Insurance: −$114
• HOA: −$42
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-50

Break-even live

Break-even rent $2,450

Max offer price $266,721

Occupancy floor 97%

Sensitivity live

Price	-10% $139	-5% $44	+0% $-50	+5% $-145	+10% $-240
Rent	-10% $-239	-5% $-145	+0% $-50	+5% $44	+10% $138
Rate	-1.0pp $88	-0.5pp $19	base $-50	+0.5pp $-121	+1.0pp $-194

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Tooley Dr Fort Worth, TX	4.0	2.0	1719	$2,200	$1.28	26d	1	0.32mi
3053 Titan Springs Dr Fort Worth, TX	4.0	2.0	1667	$2,320	$1.39	26d	1	0.38mi
9709 Trusler Rd Fort Worth, TX	3.0	2.0	1440	$2,250	$1.56	26d	1	0.43mi
9833 Trusler Rd Fort Worth, TX	3.0	2.0	1450	$2,050	$1.41	0d	1	0.55mi
9832 Trusler Rd Fort Worth, TX	3.0	2.0	1266	$1,875	$1.48	26d	1	0.57mi
2916 Tibbles Dr Fort Worth, TX	3.0	2.0	1440	$1,899	$1.32	26d	1	0.58mi
8925 Old Rawhide Ln Fort Worth, TX	4.0	2.0	1809	$2,295	$1.27	14d	1	0.64mi
8916 Old Rawhide Ln Fort Worth, TX	4.0	2.0	1776	$2,250	$1.27	26d	1	0.67mi
2800 Slatewood Dr Fort Worth, TX	3.0	2.0	1450	$2,045	$1.41	0d	1	0.68mi
2800 Slatewood Dr Fort Worth, TX	3.0	2.0	1450	$2,045	$1.41	3d	1	0.68mi
8901 Timber Gulch Dr Fort Worth, TX	3.0	2.0	1442	$2,195	$1.52	14d	1	0.68mi
9021 Eagles Landing Dr Fort Worth, TX	4.0	2.0	1850	$2,295	$1.24	22d	1	0.74mi
6212 Flour Mill Run Fort Worth, TX	4.0	2.0	1820	$2,500	$1.37	26d	1	0.79mi
2629 Turtle Dove Dr Fort Worth, TX	3.0	2.0	1534	$2,075	$1.35	8d	1	0.80mi
10212 Regal Bend Ln Saginaw, TX	4.0	2.0	1867	$2,395	$1.28	19d	1	0.82mi
9108 Lookout Pt Fort Worth, TX	3.0	2.0	1711	$2,100	$1.23	9d	1	0.96mi
2521 Bunkerton Dr Fort Worth, TX	4.0	2.0	1674	$2,450	$1.46	26d	1	0.97mi
8725 Hidden Hill Dr Fort Worth, TX	3.0	2.5	2052	$2,500	$1.22	26d	1	0.98mi
8928 Puerto Vista Dr Fort Worth, TX	3.0	2.0	1631	$2,050	$1.26	26d	1	1.00mi
8700 Smokehouse Dr Fort Worth, TX	5.0	2.0	2133	$2,495	$1.17	26d	1	1.02mi
2500 Bunkerton Dr Fort Worth, TX	4.0	2.0	1674	$1,909	$1.14	26d	1	1.02mi
5864 Mount Plymouth Pt Fort Worth, TX	3.0	2.0	1635	$2,100	$1.28	26d	1	1.08mi
5729 Mirror Ridge Dr Fort Worth, TX	3.0	2.0	1276	$1,950	$1.53	20d	1	1.09mi
6312 Spring Buck Run Unit Na Fort Worth, TX	4.0	2.0	1819	$2,195	$1.21	19d	1	1.12mi
10021 Elkhorn Dr Fort Worth, TX	4.0	3.0	2238	$2,595	$1.16	0d	1	1.15mi
10021 Elkhorn Dr Fort Worth, TX	4.0	3.0	2238	$2,595	$1.16	4d	1	1.15mi
9925 Little Tree Ln Fort Worth, TX	3.0	2.5	2081	$2,600	$1.25	26d	1	1.15mi
5817 Deck House Rd Fort Worth, TX	3.0	2.0	1327	$1,900	$1.43	26d	1	1.19mi
5837 Fantail Dr Fort Worth, TX	3.0	2.0	1635	$1,925	$1.18	23d	1	1.20mi
5837 Fantail Dr Fort Worth, TX	3.0	2.0	1635	$1,925	$1.18	0d	1	1.20mi
8225 Spotted Doe Dr Fort Worth, TX	4.0	2.0	1777	$2,250	$1.27	26d	1	1.21mi
6261 Bush Buck Run Fort Worth, TX	4.0	2.0	1597	$1,995	$1.25	26d	1	1.31mi
10617 Kono Trl Fort Worth, TX	4.0	2.0	1800	$2,500	$1.39	26d	1	1.34mi
2633 Oneida Ln Fort Worth, TX	4.0	3.0	2059	$2,850	$1.38	0d	1	1.38mi
2633 Oneida Ln Fort Worth, TX	4.0	3.0	2059	$2,850	$1.38	26d	1	1.38mi
6220 Jackstaff Dr Fort Worth, TX	3.0	2.0	1700	$1,999	$1.18	3d	1	1.40mi
9709 Thorncrown Ln Fort Worth, TX	3.0	2.5	1933	$2,350	$1.22	0d	1	1.44mi
9613 Thorncrown Ln Fort Worth, TX	3.0	2.5	1907	$2,295	$1.20	26d	1	1.44mi
9601 Thorncrown Ln Fort Worth, TX	3.0	2.5	1906	$2,600	$1.36	26d	1	1.45mi
9600 Sullivan Ln Fort Worth, TX	3.0	2.0	1782	$2,500	$1.40	26d	1	1.46mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 16 events

1. 2026-06-18
   status $273,999 Pending 22 DOM
2. 2026-06-18
   days on market $273,999 Active 22 DOM
3. 2026-06-17
   days on market $273,999 Active 21 DOM
4. 2026-06-16
   days on market $273,999 Active 20 DOM
5. 2026-06-15
   days on market $273,999 Active 19 DOM
6. 2026-06-13
   days on market $273,999 Active 17 DOM
7. 2026-06-13
   days on market $273,999 Active 16 DOM
8. 2026-06-09
   days on market $273,999 Active 13 DOM
9. 2026-06-08
   days on market $273,999 Active 12 DOM
10. 2026-06-07
    days on market $273,999 Active 11 DOM
11. 2026-06-04
    days on market $273,999 Active 8 DOM
12. 2026-06-03
    days on market $273,999 Active 7 DOM
13. 2026-06-02
    days on market $273,999 Active 6 DOM
14. 2026-06-01
    days on market $273,999 Active 5 DOM
15. 2026-05-31
    days on market $273,999 Active 4 DOM
16. 2026-05-27
    listed $273,999 Active

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

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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,637
• − Mortgage interest: −$15,348
• − Property taxes: −$4,110
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$504
• − Depreciation: −$7,971
• Taxable loss: −$5,248
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $656/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a cosmetic rehab level, featuring a well-maintained exterior and interior. Upgrades in paint, landscaping, flooring, and HVAC can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers or renters.
• Both New flooring in high-traffic areas — New flooring can improve the look and feel of the home, making it more attractive to buyers and renters.
• Both Upgrading the HVAC system — A new or upgraded HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Both New flooring in high-traffic areas — New flooring can improve the look and feel of the home, making it more attractive to buyers and renters. ↑
• Both Upgrading the HVAC system — A new or upgraded HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑

ⓘ 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: 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

1 event — show timeline

• 2026-05-27 Listed $273,999 NTREIS