10025 Freighter Trl · Fort Worth, TX 76131

$319,990

3 bd · 2.0 ba · 1,412 sqft · Other · 253 Days on market

Built 2025 $227/sqft · at area comps Est $320k · at est. ↓ 4% since listing

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

Key facts

• 2 garage spots
• Built 2025
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (30.3% below list).
• Recommended offer: $223k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools D+, crime F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.2%/yr); 477 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $10k 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 253 days — a 12% lower offer ($282k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,876 (30.3% 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 253 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

• ARV (median comp): $320,139
• List price: $319,990
• Delta: -0.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-66,486
• Equity at exit: $47,712

10-year hold

• IRR: -23.8%
• Equity multiple: -0.05×
• Total profit: $-94,032
• Equity at exit: $27,667

Cash invested: $89,597 (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 76131

• Home prices YoY: -15.6%
• Rents YoY: -0.2%
• Active inventory: 477
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-125

Break-even live

Break-even rent $2,386

Max offer price $297,981

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-34	+0% $-125	+5% $-215	+10% $-306
Rent	-10% $-301	-5% $-213	+0% $-125	+5% $-37	+10% $51
Rate	-1.0pp $37	-0.5pp $-43	base $-125	+0.5pp $-208	+1.0pp $-292

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Wind Drift Way Fort Worth, TX	3.0–5.0	2.0–2.5	1838	$2,285	$1.24	2d	1	0.22mi
9945 Fighting Falcon Way Fort Worth, TX	4.0	2.0	1600	$2,300	$1.44	6d	1	0.22mi
1360 Bullnose Way Fort Worth, TX	3.0	2.0	1316	$2,505	$1.90	8d	1	0.26mi
10441 Evening View Dr Fort Worth, TX	3.0	2.0	1808	$2,175	$1.20	45d	1	0.81mi
509 White Bud Ln Fort Worth, TX	4.0	2.0	1780	$2,400	$1.35	45d	1	0.82mi
10516 Turning Leaf Trl Fort Worth, TX	3.0	2.0	1533	$2,025	$1.32	21d	1	0.84mi
10205 Pyrite Dr Fort Worth, TX	3.0	2.0	1746	$1,950	$1.12	14d	1	0.88mi
10469 Winding Passage Way Fort Worth, TX	3.0	2.0	1688	$2,065	$1.22	0d	1	0.90mi
433 Magma Dr Fort Worth, TX	3.0	2.0	1732	$1,995	$1.15	6d	1	0.91mi
10013 Amosite Dr Fort Worth, TX	3.0	2.0	1641	$2,100	$1.28	25d	1	0.91mi
9913 Amosite Dr Fort Worth, TX	3.0	2.0	1415	$1,995	$1.41	8d	1	0.91mi
9913 Amosite Dr Fort Worth, TX	3.0	2.0	1415	$1,995	$1.41	3d	1	0.91mi
421 Goldstone Ln Fort Worth, TX	3.0	2.0	1600	$2,300	$1.44	45d	1	0.92mi
10649 Fossil Hill Dr Fort Worth, TX	3.0	2.0	1626	$2,091	$1.29	12d	1	0.93mi
417 Destin Dr Fort Worth, TX	4.0	2.0	1875	$2,500	$1.33	12d	1	1.00mi
304 Chert Ln Fort Worth, TX	3.0	2.0	1825	$1,950	$1.07	25d	1	1.01mi
10009 Calcite Dr Fort Worth, TX	3.0	2.0	1732	$1,970	$1.14	16d	1	1.01mi
624 Caravan Dr Fort Worth, TX	3.0	2.0	1484	$2,000	$1.35	22d	1	1.04mi
9504 Drifting Sand Dr Fort Worth, TX	4.0	2.0	1836	$2,375	$1.29	25d	1	1.04mi
265 Olympia Marble Dr Fort Worth, TX	3.0	2.0	1784	$2,200	$1.23	25d	1	1.05mi
8556 Dunnstown Dr Fort Worth, TX	4.0	2.0	1819	$2,275	$1.25	14d	1	1.07mi
9301 Hill Topper Trl Fort Worth, TX	4.0	2.0	1838	$2,175	$1.18	18d	1	1.09mi
10708 Braemoor Dr Haslet, TX	3.0	2.0	1534	$1,850	$1.21	45d	1	1.11mi
429 Sandy Creek Dr Fort Worth, TX	3.0	2.0	1679	$1,999	$1.19	45d	1	1.16mi
845 Round Robin Ln Fort Worth, TX	3.0	2.0	1469	$2,100	$1.43	0d	1	1.20mi
8437 Hollymead Ln Fort Worth, TX	4.0	2.0	1819	$2,350	$1.29	25d	1	1.24mi
557 Winbridge Ln Haslet, TX	3.0	2.0	1645	$1,995	$1.21	6d	1	1.25mi
316 Lead Creek Dr Fort Worth, TX	3.0	2.0	1510	$2,150	$1.42	45d	1	1.28mi
637 Cofer Way Fort Worth, TX	3.0	2.0	1447	$2,299	$1.59	6d	1	1.28mi
556 Winbridge Ln Haslet, TX	3.0	2.0	1750	$2,050	$1.17	22d	1	1.28mi
420 Donagon Ct Haslet, TX	3.0	2.0	1625	$2,150	$1.32	45d	1	1.30mi
10904 Rising Mist Ct Haslet, TX	3.0	2.0	1329	$1,895	$1.43	8d	1	1.35mi
8708 Boulder Oak Blvd Fort Worth, TX	4.0	2.0	1584	$2,600	$1.64	25d	1	1.35mi
8368 Beltmill Pkwy Fort Worth, TX	4.0	2.0	1875	$2,365	$1.26	25d	1	1.36mi
10908 Middleglen Rd Haslet, TX	3.0	2.0	1773	$2,095	$1.18	45d	1	1.39mi
540 Vidalia Ct Haslet, TX	4.0	2.0	1848	$2,400	$1.30	0d	1	1.47mi

Listing history 19 events

1. 2026-06-03
   days on market $319,990 Active 253 DOM
2. 2026-06-02
   days on marketlisting id $319,990 Active 252 DOM
3. 2026-06-01
   days on market $319,990 Active 104 DOM
4. 2026-05-31
   days on market $319,990 Active 103 DOM
5. 2026-04-25
   price $319,990 148-char remark

   Show marketing remark (148 chars)

   The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

6. 2026-04-23
   price $319,990 1166-char remark

   Show marketing remark (1166 chars)

   Welcome to The Retreat at Fossil Creek, one of Legend’s newest communities in Fort Worth! The Aspen floor plan is a charming one-story home designed with comfort and style in mind, offering 3 bedrooms, 2 bathrooms, and a 2-car garage. This thoughtfully crafted home includes privacy blinds and durable vinyl plank flooring throughout the main living areas, creating a polished, move-in ready feel. The gourmet kitchen is the heart of the home, showcasing a large center island that overlooks the dining and family rooms—perfect for entertaining or everyday living—along with 42-inch cabinetry and beautiful granite countertops. Unwind in the private Owner’s Suite, featuring a sizable walk-in shower and a spacious walk-in closet designed to keep everything organized and within reach. Step outside to relax under the covered patio, ideal for enjoying morning coffee or hosting weekend gatherings. With modern finishes, functional design, and a prime Fort Worth location, this home offers the perfect blend of comfort and convenience. Don’t miss your opportunity to call The Retreat at Fossil Creek home—schedule your visit today!

7. 2026-04-04
   price $322,980 148-char remark

   Show marketing remark (148 chars)

   The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

8. 2026-04-02
   price $322,980 1166-char remark

   Show marketing remark (1166 chars)

   Welcome to The Retreat at Fossil Creek, one of Legend’s newest communities in Fort Worth! The Aspen floor plan is a charming one-story home designed with comfort and style in mind, offering 3 bedrooms, 2 bathrooms, and a 2-car garage. This thoughtfully crafted home includes privacy blinds and durable vinyl plank flooring throughout the main living areas, creating a polished, move-in ready feel. The gourmet kitchen is the heart of the home, showcasing a large center island that overlooks the dining and family rooms—perfect for entertaining or everyday living—along with 42-inch cabinetry and beautiful granite countertops. Unwind in the private Owner’s Suite, featuring a sizable walk-in shower and a spacious walk-in closet designed to keep everything organized and within reach. Step outside to relax under the covered patio, ideal for enjoying morning coffee or hosting weekend gatherings. With modern finishes, functional design, and a prime Fort Worth location, this home offers the perfect blend of comfort and convenience. Don’t miss your opportunity to call The Retreat at Fossil Creek home—schedule your visit today!

9. 2026-03-22
   price $322,990 148-char remark

   Show marketing remark (148 chars)

   The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

10. 2026-03-20
    price $322,990 1166-char remark

    Show marketing remark (1166 chars)

    Welcome to The Retreat at Fossil Creek, one of Legend’s newest communities in Fort Worth! The Aspen floor plan is a charming one-story home designed with comfort and style in mind, offering 3 bedrooms, 2 bathrooms, and a 2-car garage. This thoughtfully crafted home includes privacy blinds and durable vinyl plank flooring throughout the main living areas, creating a polished, move-in ready feel. The gourmet kitchen is the heart of the home, showcasing a large center island that overlooks the dining and family rooms—perfect for entertaining or everyday living—along with 42-inch cabinetry and beautiful granite countertops. Unwind in the private Owner’s Suite, featuring a sizable walk-in shower and a spacious walk-in closet designed to keep everything organized and within reach. Step outside to relax under the covered patio, ideal for enjoying morning coffee or hosting weekend gatherings. With modern finishes, functional design, and a prime Fort Worth location, this home offers the perfect blend of comfort and convenience. Don’t miss your opportunity to call The Retreat at Fossil Creek home—schedule your visit today!

11. 2026-02-16
    listed $334,890 Active 1166-char remark

    Show marketing remark (1166 chars)

    Welcome to The Retreat at Fossil Creek, one of Legend’s newest communities in Fort Worth! The Aspen floor plan is a charming one-story home designed with comfort and style in mind, offering 3 bedrooms, 2 bathrooms, and a 2-car garage. This thoughtfully crafted home includes privacy blinds and durable vinyl plank flooring throughout the main living areas, creating a polished, move-in ready feel. The gourmet kitchen is the heart of the home, showcasing a large center island that overlooks the dining and family rooms—perfect for entertaining or everyday living—along with 42-inch cabinetry and beautiful granite countertops. Unwind in the private Owner’s Suite, featuring a sizable walk-in shower and a spacious walk-in closet designed to keep everything organized and within reach. Step outside to relax under the covered patio, ideal for enjoying morning coffee or hosting weekend gatherings. With modern finishes, functional design, and a prime Fort Worth location, this home offers the perfect blend of comfort and convenience. Don’t miss your opportunity to call The Retreat at Fossil Creek home—schedule your visit today!

12. 2026-02-10
    historical
13. 2026-01-04
    price $334,890 148-char remark

    Show marketing remark (148 chars)

    The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

14. 2026-01-02
    price $334,890
15. 2025-11-19
    price $329,890 148-char remark

    Show marketing remark (148 chars)

    The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

16. 2025-11-17
    price $329,890
17. 2025-09-23
    listed $329,990 Active 148-char remark

    Show marketing remark (148 chars)

    The Aspen is a 1-story single-family home featuring 3 bedrooms and 2 bathrooms with an island kitchen, spacious dining area, and large laundry room.

18. 2025-07-19
    price $329,990
19. 2025-07-17
    listed $331,850 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: $887 · $74/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$4,969/yr (+$414/mo · 560.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $26,745
• − Mortgage interest: −$17,924
• − Property taxes: −$887
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$9,309
• Taxable loss: −$7,254
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $246/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 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): 56,322
• Household income: $108,694
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1805.0

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 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 27% Black 14% Two or more races 12% Asian 12%
• Hispanic origin (detail): Mexican 19% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 6% 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: ▼ -46.06%
• Current HPI: 249.22
• Rent YoY: ▼ -0.17%
• 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

-3.6% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $319,990 Zillow
• 2026-04-23 Price Changed $319,990 NTREIS
• 2026-04-04 Price Changed $322,980 Zillow
• 2026-04-02 Price Changed $322,980 NTREIS
• 2026-03-22 Price Changed $322,990 Zillow
• 2026-03-20 Price Changed $322,990 NTREIS
• 2026-02-16 Listed $334,890 NTREIS
• 2026-02-10 Listing Removed — NTREIS
• 2026-01-04 Price Changed $334,890 Zillow
• 2026-01-02 Price Changed $334,890 NTREIS
• 2025-11-19 Price Changed $329,890 Zillow
• 2025-11-17 Price Changed $329,890 NTREIS
• 2025-09-23 Listed $329,990 Zillow
• 2025-07-19 Price Changed $329,990 NTREIS
• 2025-07-17 Listed $331,850 NTREIS