309 Benedetta Ln · Fort Worth, TX 76052

$527,671

5 bd · 4.0 ba · 2,939 sqft · Other · 49 Days on market

Built 2025 5,898 sqft lot $180/sqft · 14% below area Est $615k · 14% under $75/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).

• ARV discount +13.9/15.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Emery offers expansive living with 5 bedrooms, 4 baths, and a luxury kitchen that anchors the home's open-concept design. With open railing, a primary bath featuring a tub, and thoughtfully designed living spaces, it's built for comfortable everyday living and modern style.

Key facts

• 5,898 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Municipal Utility District: No
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory HOA; Annual association fee (paid annually); Association fee includes full use of facilities; HOA managed by Legacy Southwest Property Management

Exterior

• Parking: Attached 2-car garage with 2 covered spaces; Garage has 2-car double doors and a garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Individual gas meter; Individual water meter; Curbs and sidewalks; Low-flow water fixtures
• Home design: Single family residence; Two levels; New construction (incomplete, 2025); Located in the LaPrelle planned development (Discovery Collection at Laprelle)
• Construction: Brick and other exterior materials; Composition roof; Slab foundation; Year built 2025 (new construction - incomplete)
• Exterior features: Covered porch; Gutters; Wood fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Plumbed for gas in kitchen
• Bedrooms: 5 bedrooms (primary bedroom on first level); Additional bedrooms located on second level
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fans; Thermostat (energy efficient)
• Interior features: Open floorplan; Kitchen island; Pantry; Double vanity; Cable TV available; High speed internet available; Smart home system; Wired for data; Vented exhaust fan
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $528k.

Deal economics

• At list price, monthly cash flow is $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (38.2% below list).
• Recommended offer: $326k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Fort Worth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Haslet El (math 42% / reading 46%, grade F, #1,243 of 4,322 statewide, top 29%, 884 students, 25% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 1083 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $4k of loan paydown is wiped out by about $16k 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 49 days — a 3% lower offer ($512k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $326,277 (38.2% 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 49 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.62% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 13.5

CMA / ARV

• ARV (median comp): $615,488
• List price: $527,671
• Delta: -14.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.11×
• Total profit: $-131,014
• Equity at exit: $78,677

10-year hold

• IRR: -30.9%
• Equity multiple: -0.28×
• Total profit: $-189,780
• Equity at exit: $45,623

Cash invested: $147,748 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1083
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $3,263 high
• Mortgage (P&I): −$2,767
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$220
• HOA: −$75
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $-614

Break-even live

Break-even rent $4,040

Max offer price $419,241

Occupancy floor —

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: $131,918
• Closing costs: $15,830
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
482 Prairie View Dr Haslet, TX	4.0	3.0	2229	$3,095	$1.39	13d	1	0.75mi
11536 Harp Ln Haslet, TX	4.0	2.0	1932	$2,800	$1.45	4d	1	0.86mi
1064 Agape Dr Haslet, TX	5.0	3.5	3261	$3,800	$1.17	24d	1	0.93mi
11540 Twining Branch Cir Haslet, TX	5.0	4.0	3327	$3,250	$0.98	21d	1	0.96mi
11540 Twining Branch Cir Haslet, TX	5.0	4.0	3327	$3,250	$0.98	44d	1	0.96mi
201 Roundstone Rd Haslet, TX	5.0	3.0	2779	$3,750	$1.35	20d	1	1.01mi
937 Crest Breeze Dr Haslet, TX	4.0	3.5	3500	$3,061	$0.87	24d	1	1.04mi
252 Drumcliffe Dr Haslet, TX	4.0	2.0	1931	$2,595	$1.34	7d	1	1.10mi
209 Irish Moss Dr Haslet, TX	4.0	2.0	2173	$2,450	$1.13	2d	1	1.10mi
11332 Gold Canyon Dr Haslet, TX	4.0	2.0	1995	$2,195	$1.10	17d	1	1.13mi
1104 Pinnacle Ridge Rd Haslet, TX	5.0	4.0	3655	$3,250	$0.89	44d	1	1.25mi
12424 Brunal Dr Fort Worth, TX	1.0–4.0	1.0–3.5	1295	$3,271	$2.53	1d	165	1.45mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 14 events

1. 2026-06-18
   days on market $527,671 Active 49 DOM
2. 2026-06-17
   days on market $527,671 Active 48 DOM
3. 2026-06-16
   days on market $527,671 Active 47 DOM
4. 2026-06-15
   days on market $527,671 Active 46 DOM
5. 2026-06-13
   days on market $527,671 Active 44 DOM
6. 2026-06-09
   days on market $527,671 Active 40 DOM
7. 2026-06-08
   days on market $527,671 Active 39 DOM
8. 2026-06-07
   pricedays on market $527,671 Active 38 DOM
9. 2026-06-04
   days on market $528,123 Active 35 DOM

   Show marketing remark (278 chars)

   The Emery offers expansive living with 5 bedrooms, 4 baths, and a luxury kitchen that anchors the home's open-concept design. With open railing, a primary bath featuring a tub, and thoughtfully designed living spaces, it's built for comfortable everyday living and modern style.

10. 2026-06-03
    days on market $528,123 Active 34 DOM
11. 2026-06-02
    days on market $528,123 Active 33 DOM
12. 2026-06-01
    days on market $528,123 Active 32 DOM
13. 2026-05-31
    days on market $528,123 Active 31 DOM
14. 2026-04-30
    listed $528,123 Active 357-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: $1,552 · $129/mo
• Projected year-2 tax: $9,656 · $805/mo
• Expected delta: +$8,104/yr (+$675/mo · 522.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,153
• − Mortgage interest: −$29,558
• − Property taxes: −$1,552
• − Insurance: −$2,638
• − Repairs & maintenance: −$3,132
• − Management: −$3,132
• − HOA: −$900
• − Depreciation: −$15,350
• Taxable loss: −$17,110
• Est. tax savings @ 24.0%: +$4,106
• After-tax cash flow: $-3,259/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): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

-0.1% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $527,671 NTREIS
• 2026-06-04 Relisted — Zillow
• 2026-06-04 Price Changed $527,671 Zillow
• 2026-05-07 Delisted — Zillow
• 2026-05-02 Listed $528,123 Zillow
• 2026-04-30 Listed $528,123 NTREIS