10117 Throttle Ln · Fort Worth, TX 76131

$325,900

3 bd · 2.0 ba · 1,175 sqft · Other · 20 Days on market

Built 2026 6,000 sqft lot $46/mo HOA · 2% of rent ↓ 3% since listing

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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 +11.4/30.0
• 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 +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Call the LGI Homes Information Center for more details! The Rio Grande is a beautiful 3-bedroom, 2-bath home available at Retreat at Fossil Creek in Fort Worth, Texas. Outfitted with our CompleteHome™ package, quality finishes and thoughtful design are already included in your home. This home is the perfect backdrop to begin creating new memories with your family. Imagine baking a cake in your fully equipped kitchen and filling the open plan with friends and family to celebrate birthdays or popping some popcorn in the microwave and relaxing in the living room for movie night. From the big milestones to the little everyday moments, this house is the perfect place to call home.

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Property is in a subdivision (Retreat at Fossil Creek); Lot is approximately 0.14 acre (plans listed)
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA; Annual HOA fee of $550; HOA covers grounds maintenance and management fees; HOA managed by Principal Management Group

Exterior

• Parking: Attached 2-car garage with inside entrance and garage door opener; Covered parking for 2 vehicles; Concrete driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Cable available; High-speed internet available
• Home design: Single-family residence; One story; New construction (incomplete)
• Construction: Siding exterior; Composition roof; Slab foundation; Built in 2026
• Exterior features: Wood fencing; Sidewalk; Community mailbox

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with walk-in closet; Two additional bedrooms on main level each with walk-in closet (total 3 bedrooms)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Granite counters; Pantry; Cable TV available; High-speed internet available; Walk-in closets; Built-in cabinets; Eat-in kitchen; Water line to refrigerator; Linen closet; Separate utility room
• Laundry & utility: Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $326k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (28.0% below list).
• Recommended offer: $235k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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: Sonny & Allegra Nance El (math 51% / reading 49%, grade D+, #849 of 4,322 statewide, top 20%, 516 students, 33% FRL).
• Market conditions: Rents soft (-0.2%/yr); 471 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 20 days — a 2% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 4 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 $234,617 (28.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-66,915
• Equity at exit: $48,593

10-year hold

• IRR: -23.4%
• Equity multiple: -0.04×
• Total profit: $-94,540
• Equity at exit: $28,178

Cash invested: $91,252 (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: 471
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,709
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$136
• HOA: −$46
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-111

Break-even live

Break-even rent $2,487

Max offer price $306,241

Occupancy floor 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: $81,475
• Closing costs: $9,777
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1360 Bullnose Way Fort Worth, TX	3.0	2.0	1316	$2,505	$1.90	7d	1	0.08mi
1305 Wind Drift Way Fort Worth, TX	3.0–5.0	2.0–2.5	1838	$2,285	$1.24	1d	1	0.22mi
624 Caravan Dr Fort Worth, TX	3.0	2.0	1484	$2,000	$1.35	21d	1	1.19mi
9913 Amosite Dr Fort Worth, TX	3.0	2.0	1415	$1,995	$1.41	2d	1	1.21mi
9913 Amosite Dr Fort Worth, TX	3.0	2.0	1415	$1,995	$1.41	7d	1	1.21mi
2501 Cibolo Hills Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	905	$1,995	$2.20	1d	22	1.41mi
10904 Rising Mist Ct Haslet, TX	3.0	2.0	1329	$1,895	$1.43	7d	1	1.45mi
637 Cofer Way Fort Worth, TX	3.0	2.0	1447	$2,299	$1.59	5d	1	1.47mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 13 events

1. 2026-06-18
   days on market $325,900 Active 20 DOM
2. 2026-06-17
   days on market $325,900 Active 19 DOM
3. 2026-06-16
   days on market $325,900 Active 18 DOM
4. 2026-06-15
   days on market $325,900 Active 17 DOM
5. 2026-06-13
   days on market $325,900 Active 15 DOM
6. 2026-06-09
   days on market $325,900 Active 11 DOM
7. 2026-06-08
   days on market $325,900 Active 10 DOM
8. 2026-06-07
   days on market $325,900 Active 9 DOM
9. 2026-06-04
   days on market $325,900 Active 6 DOM
10. 2026-06-03
    days on market $325,900 Active 5 DOM
11. 2026-06-02
    days on market $325,900 Active 4 DOM
12. 2026-06-01
    days on market $325,900 Active 3 DOM
13. 2026-05-31
    days on market $325,900 Active 2 DOM

ⓘ 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: $5,964 · $497/mo
• Expected delta: +$5,077/yr (+$423/mo · 572.4%)

ⓘ 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 · 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: $28,154
• − Mortgage interest: −$18,255
• − Property taxes: −$887
• − Insurance: −$1,630
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$552
• − Depreciation: −$9,481
• Taxable loss: −$7,155
• Est. tax savings @ 24.0%: +$1,717
• After-tax cash flow: $382/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

-3.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $325,900 NTREIS
• 2026-05-15 Listing Removed — NTREIS
• 2026-05-14 Listed for Rent $2,375 NTREIS
• 2026-05-08 Price Changed $325,900 NTREIS
• 2026-05-08 Relisted — NTREIS
• 2026-03-03 Pending — NTREIS
• 2026-02-27 Listed $335,900 NTREIS