6669 Coyote Valley Trl · Fort Worth, TX 76036

$387,990

5 bd · 3.0 ba · 2,771 sqft · Other · 108 Days on market

Built 2025 5,750 sqft lot $140/sqft · at area comps Est $379k · at est. $65/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 +14.2/30.0
• ARV discount +6.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

Key facts

• 5,750 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $388k.

Deal economics

• At list price, monthly cash flow is $64 ($769/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (21.7% below list).
• Recommended offer: $304k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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.
• Zoned schools: Bess Race El (math 28% / reading 32%, grade F, #2,500 of 4,322 statewide, top 58%, 665 students, 77% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 37% of the median local income ($98k/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 $3k of loan paydown is wiped out by about $12k 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 108 days — a 9% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $303,691 (21.7% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (median comp): $379,490
• List price: $387,990
• Delta: 2.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-61,139
• Equity at exit: $57,851

10-year hold

• IRR: -8.8%
• Equity multiple: 0.47×
• Total profit: $-57,494
• Equity at exit: $33,546

Cash invested: $108,637 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,037 high
• Mortgage (P&I): −$2,035
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$162
• HOA: −$65
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $64

Break-even live

Break-even rent $2,956

Max offer price $387,990

Occupancy floor 93%

Sensitivity live

Price	-10% $284	-5% $174	+0% $64	+5% $-46	+10% $-156
Rent	-10% $-176	-5% $-56	+0% $64	+5% $184	+10% $304
Rate	-1.0pp $260	-0.5pp $163	base $64	+0.5pp $-36	+1.0pp $-139

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: $96,998
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	45d	1	0.15mi
5601 Portlaw Ln Crowley, TX	4.0	2.5	2338	$2,575	$1.10	26d	1	0.99mi
5609 Cookstown Ln Crowley, TX	4.0	2.5	2095	$2,455	$1.17	26d	1	0.99mi
8433 High Garden St Fort Worth, TX	4.0	2.5	1996	$2,499	$1.25	0d	1	1.04mi
6128 Fall Creek Ln Fort Worth, TX	4.0	2.0	2004	$2,399	$1.20	45d	1	1.17mi
8345 High Garden St Fort Worth, TX	4.0	3.0	2320	$2,425	$1.05	7d	1	1.17mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	45d	1	1.18mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 24 events

1. 2026-06-22
   status $387,990 Pending 108 DOM
2. 2026-06-21
   days on market $387,990 Active 108 DOM
3. 2026-06-18
   days on market $387,990 Active 105 DOM
4. 2026-06-17
   days on market $387,990 Active 104 DOM
5. 2026-06-16
   days on market $387,990 Active 103 DOM
6. 2026-06-15
   days on market $387,990 Active 102 DOM
7. 2026-06-13
   days on market $387,990 Active 100 DOM
8. 2026-06-13
   days on market $387,990 Active 99 DOM
9. 2026-06-09
   days on market $387,990 Active 96 DOM
10. 2026-06-08
    days on market $387,990 Active 95 DOM
11. 2026-06-07
    days on market $387,990 Active 94 DOM
12. 2026-06-04
    days on market $387,990 Active 91 DOM
13. 2026-06-03
    days on market $387,990 Active 90 DOM
14. 2026-06-02
    days on market $387,990 Active 89 DOM
15. 2026-06-01
    days on market $387,990 Active 88 DOM
16. 2026-05-31
    days on market $387,990 Active 87 DOM
17. 2026-04-23
    status Active 407-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

18. 2026-04-23
    historical 407-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

19. 2026-03-19
    price $387,990 480-char remark

    Show marketing remark (480 chars)

    MLS# 21199530 - Built by Trophy Signature Homes - May 2026 completion! ~ Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

20. 2026-03-18
    price $387,990 407-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

21. 2026-03-10
    price $386,990 480-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

22. 2026-03-10
    price $386,990 407-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

23. 2026-03-05
    listed $384,990 Active 480-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

24. 2026-03-05
    listed $384,990 Active 407-char remark

    Show marketing remark (407 chars)

    Welcome home to the Holden! This four bedroom, three bathroom plan offers generous space for entertaining and everyday living. The expansive living area flows seamlessly into a gourmet kitchen with a center island, while the primary suite is tucked away for a peaceful retreat. Three additional bedrooms provide ample opportunities for customization, whether for a home office, guest room, or extra storage.

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $7,100 · $592/mo
• Expected delta: +$6,216/yr (+$518/mo · 702.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,443
• − Mortgage interest: −$21,733
• − Property taxes: −$885
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − HOA: −$780
• − Depreciation: −$11,287
• Taxable loss: −$6,013
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $2,213/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 — 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): 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

+0.8% since first listed

8 events — show timeline

• 2026-04-23 Relisted — Zillow
• 2026-04-23 Delisted — Zillow
• 2026-03-19 Price Changed $387,990 NTREIS
• 2026-03-18 Price Changed $387,990 Zillow
• 2026-03-10 Price Changed $386,990 NTREIS
• 2026-03-10 Price Changed $386,990 Zillow
• 2026-03-05 Listed $384,990 NTREIS
• 2026-03-05 Listed $384,990 Zillow