3212 Nando Ln · Fort Worth, TX 76140

$309,999

4 bd · 2.0 ba · 2,047 sqft · Other · 17 Days on market

Built 2026 5,968 sqft lot $75/mo HOA · 3% 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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +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

This new four-bedroom home offers convenient single-story living. Three bedrooms boast a private location near the front of the home, leading to an open-concept layout shared between the kitchen, living and dining areas. A versatile flex space is tucked away to the side, and a luxurious owner’s suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• 5,968 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $62 ($740/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 $246k (20.6% below list).
• Recommended offer: $246k (20.6% 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.
• 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.
• Zoned schools: John And Polly Townley El (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 365 students, 95% FRL); Charles Baxter J H (math 19% / reading 34%, grade F, #1,200 of 1,662 statewide, top 73%, 769 students, 94% FRL); Everman H S (math 15% / reading 35%, grade F, #1,250 of 1,632 statewide, top 77%, 1,740 students, 92% FRL) — zoned schools average 94% FRL vs 77% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 390 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 39% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $9k 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 17 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 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 $246,064 (20.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-53,384
• Equity at exit: $46,222

10-year hold

• IRR: -16.0%
• Equity multiple: 0.21×
• Total profit: $-68,862
• Equity at exit: $26,803

Cash invested: $86,800 (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: 390
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$129
• HOA: −$75
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $62

Break-even live

Break-even rent $2,383

Max offer price $309,999

Occupancy floor 92%

Sensitivity live

Price	-10% $237	-5% $149	+0% $62	+5% $-381	+10% $-488
Rent	-10% $-133	-5% $-36	+0% $62	+5% $159	+10% $256
Rate	-1.0pp $218	-0.5pp $140	base $62	+0.5pp $-19	+1.0pp $-100

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,699	$1.78	0d	7	0.48mi
9004 Apple Orchard Ln Fort Worth, TX	3.0–4.0	2.5	1514	$2,719	$1.80	17d	2	0.48mi
3137 Pecan Farm Ln Fort Worth, TX	3.0	2.5	1592	$2,200	$1.38	45d	1	0.50mi
3148 Evangeline Rd Fort Worth, TX	3.0	2.0	1703	$1,974	$1.16	22d	1	1.02mi
3137 Evangeline Rd Fort Worth, TX	3.0	2.0	1637	$1,995	$1.22	45d	1	1.06mi
108 Rosings Pl Fort Worth, TX	4.0	2.5	1753	$2,100	$1.20	45d	1	1.09mi
514 Thompson Pl Fort Worth, TX	4.0	2.5	1687	$2,155	$1.28	45d	1	1.19mi
111 Arango Way Fort Worth, TX	4.0	2.5	2039	$2,445	$1.20	9d	1	1.30mi
1529 Harvester Dr Fort Worth, TX	5.0	2.5	2504	$2,645	$1.06	1d	1	1.37mi
1540 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	7d	1	1.38mi
1533 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,519	$1.18	45d	1	1.38mi
1524 Harvester Dr Fort Worth, TX	4.0	2.5	2131	$2,520	$1.18	7d	1	1.39mi
1532 Woodwinds Dr Fort Worth, TX	5.0	2.5	2501	$2,465	$0.99	45d	1	1.39mi
9609 Klondike Dr Fort Worth, TX	5.0	2.5	2501	$2,615	$1.05	24d	1	1.40mi
1513 Harvester Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	1d	1	1.40mi
1513 Woodwinds Dr Fort Worth, TX	4.0	2.5	2131	$2,519	$1.18	26d	1	1.42mi
1508 Harvester Dr Fort Worth, TX	4.0	2.0	1724	$2,328	$1.35	9d	1	1.42mi
1505 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	21d	1	1.44mi
1500 Harvester Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	6d	1	1.44mi
1444 Harvester Dr Fort Worth, TX	3.0–5.0	2.0–2.5	1840	$2,330	$1.27	0d	1	1.47mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 4 events

1. 2026-04-03
   status Pending
2. 2026-03-20
   status Active
3. 2026-02-02
   status Pending
4. 2026-01-30
   listed $309,999 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: $629 · $52/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$5,044/yr (+$420/mo · 801.8%)

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

Taxation est. · year 1

• Rental income: $29,528
• − Mortgage interest: −$17,365
• − Property taxes: −$629
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$900
• − Depreciation: −$9,018
• Taxable loss: −$4,659
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $1,858/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

4 events — show timeline

• 2026-04-03 Pending — NTREIS
• 2026-03-20 Relisted — NTREIS
• 2026-02-02 Pending — NTREIS
• 2026-01-30 Listed $309,999 NTREIS