3012 Angelica St #848 · Fort Worth, TX 76244

$49,900

2 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 36 Days on market

Built 2013 $41/sqft · 83% below area ↓ 9% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This manufactured home at 3012 Angelica St #848 features a roof replaced approximately 5 years ago and central HVAC for year-round comfort. The property needs TLC, making it an excellent chance to customize and add value.

Key facts

• Central hvac
• Roof replaced
• Built 2013

Tags

• ROOF REPLACED
• CENTRAL HVAC
• CUSTOMIZE AND ADD VALUE

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No covered or carport spaces listed; Other parking features
• Utilities: City sewer; City water; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 2013; Meadow Glen Estates subdivision
• Construction: Built in 2013
• Exterior features: Zero-lot property; Directions: Take TX-170 to N Beach St. Turn right onto N Beach St. Turn right onto Timberland Blvd. Drive to Lavender Dr.

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Other kitchen features
• Bedrooms: 3 bedrooms (all on main level) — primary bedroom 11 x 11; two additional bedrooms 10 x 10
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level home; 5 total rooms; 1 living area; 1 dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.5% 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.
• Keller ISD (urban): math 50% / reading 54% proficiency, ranked #91 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Caprock El (math 29% / reading 40%, grade F, #1,995 of 4,322 statewide, top 50%, 585 students, 54% FRL) — zoned schools average 54% FRL vs 19% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-18 pts) — the specific schools serving this property underperform the Keller ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 341 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 3.89% ✓
• Cap rate: 35.50%
• Cash-on-cash: 104.32%
• DSCR: 5.64
• GRM: 2.1

CMA / ARV

• ARV (median comp): $294,614
• List price: $49,900
• Delta: -83.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3008 Lavender	0.09mi	3/2.0 (+1)	1,216 (0%)	13mo	$69,000	$57	76
11228 E Dawn Dr E	0.72mi	3/2.0 (+1)	1,216 (0%)	3mo	$158,000	$130	55

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.64×
• Total profit: $64,808
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 10.92×
• Total profit: $138,558
• Equity at exit: $4,314

Cash invested: $13,972 (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 76244

• Home prices YoY: -11.5%
• Rents YoY: 0.7%
• Active inventory: 341
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,215

Break-even live

Break-even rent $402

Max offer price $49,900

Occupancy floor 32%

Sensitivity live

Price	-10% $1,243	-5% $1,229	+0% $1,215	+5% $1,201	+10% $1,186
Rent	-10% $1,061	-5% $1,138	+0% $1,215	+5% $1,291	+10% $1,368
Rate	-1.0pp $1,240	-0.5pp $1,227	base $1,215	+0.5pp $1,202	+1.0pp $1,189

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3105 Glen Vista Dr Fort Worth, TX	3.0	2.0	1456	$1,750	$1.20	44d	1	0.17mi
12245 Walden Wood Dr Fort Worth, TX	3.0	2.0	1353	$2,128	$1.57	44d	1	0.50mi
4253 Sun Dr Fort Worth, TX	3.0	2.0	1216	$1,600	$1.32	25d	1	0.86mi
11401 N Riverside Dr Unit 11424 Fort Worth, TX	2.0	2.0	1270	$2,535	$2.00	0d	1	0.88mi
11401 N Riverside Dr Unit 11416 Fort Worth, TX	1.0	1.0	857	$1,717	$2.00	0d	1	0.88mi
11401 N Riverside Dr Unit 11416 Fort Worth, TX	1.0	1.0	857	$1,717	$2.00	15d	1	0.88mi
11401 N Riverside Dr Unit 11438 Fort Worth, TX	2.0	2.0	1270	$2,530	$1.99	44d	1	0.88mi
11401 N Riverside Dr Unit 412 Fort Worth, TX	1.0	1.0	857	$1,671	$1.95	13d	1	0.88mi
3820 Golden Triangle Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	981	$2,134	$2.17	0d	100	1.05mi
10849 Astor Dr Fort Worth, TX	2.0	2.5	1360	$1,795	$1.32	11d	1	1.06mi
10741 Traymore Dr Fort Worth, TX	3.0	2.5	1468	$2,100	$1.43	25d	1	1.10mi
10736 Traymore Dr Fort Worth, TX	2.0	2.5	1224	$1,895	$1.55	44d	1	1.11mi
10652 Astor Dr Fort Worth, TX	3.0	2.5	1500	$1,995	$1.33	44d	1	1.18mi
10653 Astor Dr Fort Worth, TX	2.0	2.5	1192	$2,000	$1.68	0d	1	1.18mi
10633 Traymore Dr Fort Worth, TX	3.0	2.5	1344	$2,150	$1.60	15d	1	1.22mi
10624 Traymore Dr Fort Worth, TX	3.0	3.0	1476	$2,195	$1.49	19d	1	1.23mi
10501 N Beach St Fort Worth, TX	1.0–3.0	1.0–2.0	966	$1,603	$1.66	0d	15	1.31mi
11325 Park Vista Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	1072	$1,852	$1.73	0d	29	1.42mi
3101 Alliance Gateway Fwy Fort Worth, TX	1.0–3.0	1.0–2.0	950	$1,693	$1.78	2d	22	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $49,900 Active 36 DOM
2. 2026-06-17
   days on market $49,900 Active 35 DOM
3. 2026-06-16
   days on market $49,900 Active 34 DOM
4. 2026-06-15
   days on market $49,900 Active 33 DOM
5. 2026-06-13
   days on market $49,900 Active 31 DOM
6. 2026-06-09
   days on market $49,900 Active 27 DOM
7. 2026-06-08
   days on market $49,900 Active 26 DOM
8. 2026-06-07
   pricedays on market $49,900 Active 25 DOM
9. 2026-06-04
   days on market $54,900 Active 22 DOM
10. 2026-06-03
    days on market $54,900 Active 21 DOM
11. 2026-06-02
    days on market $54,900 Active 20 DOM
12. 2026-06-01
    days on market $54,900 Active 19 DOM
13. 2026-05-31
    days on market $54,900 Active 18 DOM
14. 2026-05-13
    listed $54,900 Active 225-char remark

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$489/yr (+$41/mo · 115.4%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,278
• − Mortgage interest: −$2,795
• − Property taxes: −$424
• − Insurance: −$250
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$1,452
• Taxable income: $14,633
• Est. tax owed @ 24.0%: −$3,512
• After-tax cash flow: $11,064/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: Keller ISD
• NCES district ID: 4825260
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $92,106
• Composite: 48.46/100
• National rank: #2131
• State rank: #91 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): 76,728
• Household income: $122,217
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 1419.0

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 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 10% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 80% English-only · Spanish 9% Other Indo-European 5% Other Asian/Pacific 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: ▼ -32.25%
• Current HPI: 249.0762
• Rent YoY: ▲ 0.65%
• 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

-9.1% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $49,900 NTREIS
• 2026-05-13 Listed $54,900 NTREIS

Property tax history

-6.6%/yr

Latest (2025): $424 · -1.0% YoY. Source: county tax records.