10813 Tall Oak Dr · Fort Worth, TX 76108

$199,900

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 15 Days on market

Built 1986 7,449 sqft lot Est $284k · 30% under

---

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 +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Maintained home in a desirable Fort Worth location with convenient access to major highways, shopping, and dining. This property features a functional and inviting layout with spacious living areas, ideal for both everyday living and entertaining. The kitchen offers ample storage and workspace, opening to comfortable living and dining areas. Enjoy a generously sized backyard with plenty of room for outdoor activities, pets, or future customization. A great opportunity for homeowners or investors seeking value and location in a growing area. This home is being sold AS-IS.

Key facts

• Convenient access
• Fort worth location
• Outdoor activities

Tags

• FORT WORTH LOCATION
• CONVENIENT ACCESS
• SPACIOUS LIVING AREAS
• AMPLE STORAGE
• GENEROUSLY SIZED BACKYARD
• OUTDOOR ACTIVITIES

Property features AI

Finance

• Other: Property listed under standard conditions; Possession at closing/funding
• Financial info: No second mortgage; Loan type treated as clear
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 covered/garage spaces
• Utilities: City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1986; One story
• Construction: Year built: 1986
• Exterior features: Lot under 0.5 acre (about 0.171 acre); Subdivision: Chapel Creek

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 (approx. 8 x 9)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: Washer/dryer not specified

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 $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.7% below list).
• Recommended offer: $194k (3.2% below list) — sets the bar for cash-flow.
• 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.
• White Settlement ISD (rural): math 35% / reading 44% proficiency, ranked #396 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 546 students, 81% FRL); Brewer Middle (math 33% / reading 48%, grade F, #637 of 1,662 statewide, top 39%, 1,047 students, 63% FRL); Brewer H S (math 25% / reading 45%, grade F, #954 of 1,632 statewide, top 59%, 2,183 students, 56% FRL) — zoned schools average 67% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 553 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,591 (3.2% 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: 0.97% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $284,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10813 Tall Oak Dr	0.00mi	3/2.0	1,488 (0%)	1mo	$199,900	$134	99
604 Lionel Way	0.27mi	3/2.0	1,508 (+1%)	3mo	$284,900	$189	83
10304 Gray Oak Ln	0.41mi	3/2.0	1,520 (+2%)	2mo	$290,000	$191	75
717 Long Iron Dr	0.40mi	3/2.0	1,627 (+9%)	1mo	$335,000	$206	64
10129 Buffalo Grove Rd	0.70mi	3/2.0	1,486 (-0%)	4mo	$269,000	$181	64
10864 Live Oak Creek Dr	0.49mi	3/2.0	1,612 (+8%)	3mo	$315,500	$196	61
10508 Holly Grv	0.29mi	3/2.0	1,711 (+15%)	2mo	$309,900	$181	60
700 Blue Haze Dr	0.63mi	3/2.0	1,392 (-6%)	2mo	$280,000	$201	59
10323 Lone Pine Ln	0.37mi	3/2.0	1,706 (+15%)	3mo	$289,900	$170	55
10159 Powder Horn Rd	0.67mi	3/2.0	1,594 (+7%)	3mo	$280,000	$176	54
817 Long Iron Dr	0.49mi	3/2.0	1,694 (+14%)	3mo	$330,000	$195	52
425 Little Fox Ln	0.73mi	3/2.0	1,322 (-11%)	1mo	$264,900	$200	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-40,221
• Equity at exit: $29,806

10-year hold

• IRR: -26.1%
• Equity multiple: -0.06×
• Total profit: $-59,386
• 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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 553
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$441 /mo · $5,289/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-36

Break-even live

Break-even rent $1,990

Max offer price $193,591

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $21	+0% $-36	+5% $-92	+10% $-149
Rent	-10% $-189	-5% $-113	+0% $-36	+5% $41	+10% $118
Rate	-1.0pp $65	-0.5pp $15	base $-36	+0.5pp $-88	+1.0pp $-140

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10517 Lone Pine Ln Fort Worth, TX	3.0	2.0	1706	$2,145	$1.26	46d	1	0.22mi
613 Deauville Dr Unit rent one bd-one bath Fort Worth, TX	3.0	2.0	1460	$900	$0.62	46d	1	0.26mi
459 Little Valley Ct Fort Worth, TX	3.0	2.0	1382	$1,895	$1.37	1d	1	0.37mi
453 Little Valley Ct Fort Worth, TX	3.0	2.0	1300	$1,795	$1.38	1d	1	0.37mi
10317 Lone Pine Ln Fort Worth, TX	3.0	2.0	1180	$1,750	$1.48	7d	1	0.38mi
10721 Deauville Dr Fort Worth, TX	3.0	1.5	1091	$1,695	$1.55	1d	1	0.39mi
10307 Lone Pine Ln Fort Worth, TX	3.0	2.0	1174	$1,500	$1.28	9d	1	0.42mi
10248 Westward Dr Fort Worth, TX	3.0	2.0	1575	$2,250	$1.43	15d	1	0.48mi
10913 Ives St Fort Worth, TX	3.0	2.0	1575	$1,751	$1.11	24d	1	0.49mi
10275 Aurora Dr Fort Worth, TX	2.0	2.0	880	$1,450	$1.65	46d	1	0.49mi
10917 Ives St Fort Worth, TX	4.0	2.0	1772	$2,170	$1.22	26d	1	0.50mi
10258 Aurora Dr Fort Worth, TX	2.0	2.0	1231	$1,150	$0.93	46d	1	0.51mi
10253 Sunset View Dr Fort Worth, TX	4.0	2.0	1640	$2,095	$1.28	46d	1	0.52mi
10258 Maverick Dr Unit 58 Fort Worth, TX	3.0	2.0	940	$1,595	$1.70	4d	1	0.52mi
851 Village Point Ln Fort Worth, TX	3.0	2.5	1322	$1,799	$1.36	24d	1	0.53mi
10909 Deauville Cir S Fort Worth, TX	3.0	2.0	1360	$1,900	$1.40	23d	1	0.57mi
556 Blue Haze Dr Fort Worth, TX	3.0	2.0	1402	$1,980	$1.41	46d	1	0.59mi
10205 Lone Pine Ln Fort Worth, TX	3.0	2.0	1681	$1,850	$1.10	46d	1	0.63mi
10217 Maverick Dr Fort Worth, TX	3.0	2.0	1492	$2,045	$1.37	46d	1	0.63mi
11012 Gray Mare Dr Fort Worth, TX	3.0	2.0	1316	$2,010	$1.53	26d	1	0.66mi
10116 Bugle Dr Fort Worth, TX	3.0	2.0	1341	$1,850	$1.38	46d	1	0.68mi
904 Burlington Ave Fort Worth, TX	3.0–5.0	2.0–2.5	1895	$2,220	$1.17	0d	1	0.68mi
120 Flaxseed Ln Fort Worth, TX	3.0	2.0	1406	$1,950	$1.39	46d	1	0.70mi
217 N Bugle Dr Fort Worth, TX	3.0	2.0	1170	$1,900	$1.62	15d	1	0.73mi
101 N Bugle Dr Fort Worth, TX	4.0	1.0	1231	$1,650	$1.34	5d	1	0.75mi
933 Burlington Ave Fort Worth, TX	3.0	2.0	1316	$2,010	$1.53	46d	1	0.76mi
10124 Lone Eagle Dr Fort Worth, TX	3.0	2.0	1040	$1,495	$1.44	26d	1	0.79mi
10008 Buffalo Grove Rd Fort Worth, TX	3.0	2.0	1801	$1,979	$1.10	5d	1	0.80mi
10129 Peppertree Ln Fort Worth, TX	3.0	2.0	1094	$1,795	$1.64	5d	1	0.86mi
108 Prospector Ct Fort Worth, TX	3.0	1.5	1143	$1,695	$1.48	46d	1	0.89mi
616 Reveille Rd Fort Worth, TX	3.0	2.0	1100	$1,695	$1.54	4d	1	0.89mi
701 Admiralty Way Fort Worth, TX	3.0	2.0	1265	$1,775	$1.40	26d	1	0.94mi
9984 Lone Eagle Dr Fort Worth, TX	3.0	1.5	1324	$1,650	$1.25	7d	1	0.97mi
120 Callender Dr Fort Worth, TX	3.0	2.0	1574	$1,767	$1.12	46d	1	0.99mi
132 Callender Dr Fort Worth, TX	3.0	2.5	1739	$1,810	$1.04	46d	1	1.00mi
1144 Terrace View Dr Fort Worth, TX	3.0	2.0	1680	$1,975	$1.18	15d	1	1.00mi
11100 Santana Dr Fort Worth, TX	3.0	2.0	1229	$2,340	$1.90	46d	1	1.01mi
9904 Ivy Leaf Ln Fort Worth, TX	3.0	2.0	1697	$2,195	$1.29	46d	1	1.07mi
708 Annapolis Dr Fort Worth, TX	3.0	2.0	1360	$1,700	$1.25	46d	1	1.07mi
533 Annapolis Dr Fort Worth, TX	3.0	2.0	1323	$1,795	$1.36	46d	1	1.09mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-04-20
   listed $199,900 Active
4. 2026-04-01
   soldstatus
5. 1986-05-22
   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: $5,289 · $441/mo
• Projected year-2 tax: $5,289 · $441/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 ≥108°F today · 23 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: $23,341
• − Mortgage interest: −$11,198
• − Property taxes: −$5,289
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$5,815
• Taxable loss: −$3,695
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $458/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: White Settlement ISD
• NCES district ID: 4845540
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $56,055
• Composite: 34.63/100
• National rank: #5151
• State rank: #396 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): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

5 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-20 Listed $199,900 NTREIS
• 2026-04-01 Sold (Public Records) — Public Records
• 1986-05-22 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,289 · -2.4% YoY. Source: county tax records.