3712 Garden Springs Dr · Fort Worth, TX 76123

$260,000

4 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 107 Days on market

Built 1994 6,229 sqft lot $154/sqft · 5% below area Est $275k · 5% 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).

• Cash flow +13.1/30.0
• ARV discount +9.9/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this home! New flooring. Fresh Paint inside and out. 3 bedrooms, 2 bathrooms. Nice relaxing backyard with gazebo. Located close to all of the amenities Fort Worth has to offer. Priced to sell! See before it is gone. Will not last long!

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 1994

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (10.8% below list).
• Recommended offer: $232k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Jackie Carden El (math 24% / reading 34%, grade F, #2,668 of 4,322 statewide, top 63%, 533 students, 84% FRL); Crowley Middle (math 17% / reading 28%, grade F, #1,341 of 1,662 statewide, top 82%, 977 students, 86% FRL); North Crowley H S (math 20% / reading 35%, grade F, #1,183 of 1,632 statewide, top 73%, 2,920 students, 71% FRL) — zoned schools average 80% FRL vs 52% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 367 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 107 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) 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 $231,850 (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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (median comp): $274,666
• List price: $260,000
• Delta: -5.34%
• 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
8625 Cotton Creek Ln	0.21mi	4/2.0	1,772 (+5%)	2mo	$280,000	$158	81
8524 Gatlinburg Dr	0.38mi	3/2.5 (-1)	1,633 (-4%)	1mo	$259,900	$159	69
9144 Saint Barts Rd	0.65mi	4/2.0	1,661 (-2%)	2mo	$300,000	$181	65
8040 Clear Brook Cir	0.29mi	3/2.0 (-1)	1,511 (-11%)	1mo	$255,000	$169	63
7904 N Buttercup Cir N	0.52mi	3/2.0 (-1)	1,615 (-5%)	3mo	$259,900	$161	60
8720 Hunters Point Way	0.34mi	3/2.0 (-1)	1,507 (-11%)	2mo	$260,000	$173	59
3878 Fox Meadow Way	0.38mi	3/2.0 (-1)	1,868 (+10%)	4mo	$239,900	$128	57
4009 Brookway Dr	0.44mi	3/2.0 (-1)	1,508 (-11%)	0mo	$249,900	$166	56
2820 Stonewall Ln	0.72mi	4/2.0	1,866 (+10%)	3mo	$285,000	$153	47
8805 Irish Bend Dr	0.69mi	3/2.0 (-1)	1,860 (+10%)	1mo	$260,000	$140	45
3317 Fairmeadows Ln	0.70mi	3/2.0 (-1)	1,520 (-10%)	3mo	$265,000	$174	43
7908 Moss Rock Dr	0.63mi	3/2.0 (-1)	1,489 (-12%)	4mo	$279,000	$187	43

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-47,112
• Equity at exit: $38,767

10-year hold

• IRR: -15.8%
• Equity multiple: 0.19×
• Total profit: $-59,014
• Equity at exit: $22,480

Cash invested: $72,800 (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 76123

• Home prices YoY: -17.9%
• Rents YoY: 1.1%
• Active inventory: 367
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$370 /mo · $4,436/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-10

Break-even live

Break-even rent $2,331

Max offer price $258,265

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $64	+0% $-10	+5% $-83	+10% $-157
Rent	-10% $-193	-5% $-101	+0% $-10	+5% $82	+10% $173
Rate	-1.0pp $121	-0.5pp $56	base $-10	+0.5pp $-77	+1.0pp $-146

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3704 Garden Springs Dr Fort Worth, TX	3.0	2.0	1628	$2,799	$1.72	14d	1	0.05mi
8217 Miami Springs Dr Fort Worth, TX	3.0	2.0	1996	$1,950	$0.98	26d	1	0.17mi
3990 Sarasota Springs Dr Fort Worth, TX	3.0	2.5	1766	$1,995	$1.13	26d	1	0.30mi
4013 Winter Springs Dr Fort Worth, TX	4.0	2.0	1764	$3,000	$1.70	45d	1	0.38mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	26d	1	0.42mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	22d	1	0.42mi
3816 Ashley Ln Fort Worth, TX	3.0	2.0	1464	$2,060	$1.41	4d	1	0.43mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	45d	1	0.46mi
3704 Fairhaven Dr Fort Worth, TX	3.0	2.0	1528	$1,995	$1.31	14d	1	0.46mi
8300 Auburn Dr Fort Worth, TX	3.0	2.5	1857	$1,850	$1.00	0d	1	0.50mi
8328 Ohara Ln Fort Worth, TX	3.0	2.5	1826	$2,145	$1.17	45d	1	0.52mi
8525 Auburn Dr Fort Worth, TX	3.0	2.5	1463	$3,229	$2.21	0d	1	0.52mi
8345 Ohara Ln Fort Worth, TX	4.0	2.0	1793	$1,906	$1.06	45d	1	0.54mi
8420 Cloverglen Ln Fort Worth, TX	3.0	2.0	1445	$1,980	$1.37	0d	1	0.56mi
8505 Delta Way Fort Worth, TX	3.0	2.0	1090	$2,500	$2.29	45d	1	0.56mi
8436 Cloverglen Ln Fort Worth, TX	3.0	2.0	1166	$1,825	$1.57	45d	1	0.56mi
3124 Stonewall Ln Fort Worth, TX	3.0	2.0	1378	$1,875	$1.36	7d	1	0.57mi
9100 Saint Barts Rd Fort Worth, TX	4.0	2.0	1630	$1,969	$1.21	45d	1	0.60mi
3104 Stonewall Ln Fort Worth, TX	3.0	2.0	1112	$1,725	$1.55	0d	1	0.61mi
3400 Quiet Valley Rd Fort Worth, TX	4.0	2.0	1904	$2,100	$1.10	45d	1	0.62mi
4054 Hunters Creek Dr Fort Worth, TX	3.0	2.0	1946	$1,960	$1.01	26d	1	0.62mi
3809 Bee Tree Ln Fort Worth, TX	3.0	2.0	1458	$1,810	$1.24	0d	1	0.63mi
8564 Charleston Ave Fort Worth, TX	3.0	2.5	1463	$1,875	$1.28	26d	1	0.66mi
8832 Elk Creek Ln Fort Worth, TX	5.0	2.0	2105	$3,200	$1.52	0d	1	0.71mi
8612 Orleans Ln Fort Worth, TX	3.0	2.0	1790	$1,900	$1.06	45d	1	0.73mi
8312 Runner Oak Ln Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	26d	1	0.73mi
2913 Vicksburg Ln Fort Worth, TX	3.0	2.0	1720	$1,800	$1.05	26d	1	0.73mi
8220 Runner Oak Ln Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	26d	1	0.74mi
3833 Foxhound Ln Fort Worth, TX	3.0	2.0	1507	$1,895	$1.26	20d	1	0.76mi
7948 Mosspark Ln Fort Worth, TX	4.0	2.0	1809	$2,315	$1.28	0d	1	0.78mi
3309 Creekwood Ln Fort Worth, TX	4.0	2.0	1748	$2,055	$1.18	0d	1	0.78mi
3469 Cayman Dr Fort Worth, TX	3.0	2.0	1368	$1,749	$1.28	45d	1	0.79mi
3100 Fairmeadows Ln Fort Worth, TX	3.0	2.0	1219	$1,965	$1.61	26d	1	0.80mi
2808 Adams Fall Ln Fort Worth, TX	3.0	2.0	1545	$2,100	$1.36	45d	1	0.80mi
3416 Saint Vincent Rd Fort Worth, TX	3.0	3.0	2033	$1,895	$0.93	45d	1	0.81mi
8317 Camellia Tree Ct Fort Worth, TX	4.0	3.0	1947	$2,340	$1.20	45d	1	0.81mi
3408 Saint Vincent Rd Fort Worth, TX	3.0	2.0	1400	$2,195	$1.57	45d	1	0.81mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,149	$1.26	45d	1	0.82mi
9157 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,089	$1.23	26d	1	0.82mi
9165 Abaco Way Fort Worth, TX	4.0	2.0	1705	$2,095	$1.23	0d	1	0.82mi

Listing history 25 events

1. 2026-06-21
   days on market $260,000 Active 107 DOM
2. 2026-06-18
   days on market $260,000 Active 104 DOM
3. 2026-06-17
   days on market $260,000 Active 103 DOM
4. 2026-06-16
   days on market $260,000 Active 102 DOM
5. 2026-06-15
   days on market $260,000 Active 101 DOM
6. 2026-06-13
   days on market $260,000 Active 99 DOM
7. 2026-06-13
   pricedays on market $260,000 Active 98 DOM
8. 2026-06-09
   days on market $270,000 Active 95 DOM
9. 2026-06-08
   days on market $270,000 Active 94 DOM
10. 2026-06-07
    days on market $270,000 Active 93 DOM
11. 2026-06-04
    days on market $270,000 Active 90 DOM
12. 2026-06-03
    days on market $270,000 Active 89 DOM
13. 2026-06-02
    days on market $270,000 Active 88 DOM
14. 2026-06-01
    days on market $270,000 Active 87 DOM
15. 2026-05-31
    days on market $270,000 Active 86 DOM
16. 2026-05-01
    price $270,000
17. 2026-03-06
    listed $275,000 Active
18. 2024-01-06
    historical $1,555
19. 2024-01-03
    listed $1,555
20. 2021-12-30
    soldstatus
21. 2021-12-20
    soldstatus Sold 245-char remark

    Show marketing remark (245 chars)

    Check out this home! New flooring. Fresh Paint inside and out. 3 bedrooms, 2 bathrooms. Nice relaxing backyard with gazebo. Located close to all of the amenities Fort Worth has to offer. Priced to sell! See before it is gone. Will not last long!

22. 2021-11-22
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Check out this home! New flooring. Fresh Paint inside and out. 3 bedrooms, 2 bathrooms. Nice relaxing backyard with gazebo. Located close to all of the amenities Fort Worth has to offer. Priced to sell! See before it is gone. Will not last long!

23. 2021-11-11
    historical Active Option Contract 245-char remark

    Show marketing remark (245 chars)

    Check out this home! New flooring. Fresh Paint inside and out. 3 bedrooms, 2 bathrooms. Nice relaxing backyard with gazebo. Located close to all of the amenities Fort Worth has to offer. Priced to sell! See before it is gone. Will not last long!

24. 2021-11-01
    listed $239,000 Active 245-char remark

    Show marketing remark (245 chars)

    Check out this home! New flooring. Fresh Paint inside and out. 3 bedrooms, 2 bathrooms. Nice relaxing backyard with gazebo. Located close to all of the amenities Fort Worth has to offer. Priced to sell! See before it is gone. Will not last long!

25. 1994-07-18
    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: $4,436 · $370/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$322/yr (+$27/mo · 7.3%)

ⓘ 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 · 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: $27,822
• − Mortgage interest: −$14,564
• − Property taxes: −$4,436
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$7,564
• Taxable loss: −$4,493
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $960/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): 42,957
• Household income: $102,768
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 975.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 24% Two or more races 15% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

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: ▼ -50.54%
• Current HPI: 231.1377
• Rent YoY: ▲ 1.07%
• 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

+13.0% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $270,000 NTREIS
• 2026-03-06 Listed $275,000 NTREIS
• 2024-01-06 Rental Removed $1,555 NTREIS
• 2024-01-03 Listed for Rent $1,555 NTREIS
• 2021-12-30 Sold (Public Records) — Public Records
• 2021-12-20 Sold (MLS) — NTREIS
• 2021-11-22 Pending — NTREIS
• 2021-11-11 Contingent — NTREIS
• 2021-11-01 Listed $239,000 NTREIS
• 1994-07-18 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,436 · -18.3% YoY. Source: county tax records.