6660 Coyote Valley Trl · Fort Worth, TX 76036

$347,990

3 bd · 2.0 ba · 1,981 sqft · Other · 64 Days on market

Built 2025 5,750 sqft lot $176/sqft · at area comps Est $365k · at est. $65/mo HOA · 3% 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).

• Cash flow +11.2/30.0
• ARV discount +9.6/15.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21216716 - Built by Trophy Signature Homes - Jun 2026 completion! ~ Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

Key facts

• Island kitchen
• Walk-in closet
• Walk-in pantry

Tags

• ISLAND KITCHEN
• WALK-IN PANTRY
• LARGE UTILITY ROOM
• WALK-IN CLOSET
• EXTRA SPACE IN GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $348k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (28.2% below list).
• Recommended offer: $250k (28.2% 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.
• 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.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 37 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).
• This rent runs 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 64 days — a 6% lower offer ($327k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,944 (28.2% 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 64 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (median comp): $364,689
• List price: $347,990
• Delta: -4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-67,010
• Equity at exit: $51,886

10-year hold

• IRR: -14.2%
• Equity multiple: 0.21×
• Total profit: $-77,380
• Equity at exit: $30,088

Cash invested: $97,437 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1036
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,825
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$145
• HOA: −$65
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-136

Break-even live

Break-even rent $2,672

Max offer price $323,915

Occupancy floor —

Sensitivity live

Price	-10% $61	-5% $-38	+0% $-136	+5% $-235	+10% $-333
Rent	-10% $-334	-5% $-235	+0% $-136	+5% $-38	+10% $61
Rate	-1.0pp $39	-0.5pp $-48	base $-136	+0.5pp $-226	+1.0pp $-318

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: $86,998
• Closing costs: $10,440
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	45d	1	0.15mi
9600 Vista Grande Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	983	$2,499	$2.54	0d	24	0.52mi
6520 Pecos Hill Ln Fort Worth, TX	3.0	2.0	2140	$2,700	$1.26	45d	1	0.57mi
9701 Theo TRL Fort Worth, TX	1.0–3.0	1.0–2.0	983	$2,308	$2.35	0d	44	0.58mi
9301 Brewer Blvd Fort Worth, TX	2.0	1.0–2.0	904	$2,049	$2.27	19d	37	0.61mi
8901 Brewer Blvd Fort Worth, TX	1.0–4.0	1.0–2.5	1167	$2,438	$2.09	0d	22	0.78mi
6048 Bee Balm Dr Fort Worth, TX	3.0	2.0	2454	$2,420	$0.99	6d	1	0.78mi
5637 McLanahan Ln Crowley, TX	3.0	2.0	1501	$2,150	$1.43	45d	1	0.88mi
8409 Hollow Bend St Fort Worth, TX	3.0	2.0	1624	$2,050	$1.26	25d	1	0.93mi
8409 Hollow Bend St Fort Worth, TX	3.0	2.0	1624	$2,050	$1.26	12d	1	0.93mi
8400 High Robin Ave Fort Worth, TX	3.0	2.0	1305	$1,975	$1.51	14d	1	0.96mi
8417 Bell Ridge Ln Fort Worth, TX	3.0	2.0	1271	$2,210	$1.74	6d	1	0.98mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,400	$1.47	14d	1	0.98mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,350	$1.44	25d	1	0.98mi
8428 Fawn Creek Dr Fort Worth, TX	3.0	2.0	1515	$2,095	$1.38	45d	1	0.98mi
5601 Portlaw Ln Crowley, TX	4.0	2.5	2338	$2,575	$1.10	25d	1	0.99mi
5609 Cookstown Ln Crowley, TX	4.0	2.5	2095	$2,455	$1.17	25d	1	0.99mi
5520 McLanahan Ln Crowley, TX	3.0	2.0	1508	$2,195	$1.46	25d	1	1.01mi
10356 Holycross Ln Crowley, TX	4.0	2.0	1827	$2,500	$1.37	25d	1	1.04mi
9100 Summit Ridge Rd Unit 9133 Fort Worth, TX	3.0	2.0	1392	$2,091	$1.50	45d	1	1.04mi
9100 Summit Ridge Rd Unit 3121 Fort Worth, TX	3.0	2.0	1392	$2,008	$1.44	4d	1	1.04mi
8301 Bell Ridge Ln Fort Worth, TX	3.0	2.0	1487	$1,919	$1.29	23d	1	1.05mi
10321 Rosegreen Ln Crowley, TX	3.0	2.0	1636	$1,999	$1.22	45d	1	1.07mi
6340 Bristolwood Dr Fort Worth, TX	3.0	2.0	1271	$1,939	$1.53	4d	1	1.07mi
5916 Pansy Rd Fort Worth, TX	3.0	2.5	2084	$2,899	$1.39	6d	1	1.09mi
10357 Rosegreen Ln Crowley, TX	3.0	2.0	1898	$2,200	$1.16	45d	1	1.11mi
9729 Wild Prairie Way Crowley, TX	3.0	2.0	1613	$2,500	$1.55	45d	1	1.16mi
6128 Fall Creek Ln Fort Worth, TX	4.0	2.0	2004	$2,399	$1.20	45d	1	1.17mi
8345 High Garden St Fort Worth, TX	4.0	3.0	2320	$2,425	$1.05	6d	1	1.17mi
9069 Summer Creek Dr Unit 9102 Fort Worth, TX	3.0	2.0	1451	$2,210	$1.52	45d	1	1.17mi
9069 Summer Creek Dr Fort Worth, TX	1.0–3.0	1.0–2.0	1059	$2,185	$2.06	0d	41	1.18mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	45d	1	1.18mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	25d	1	1.18mi
5841 Fir Tree Ln Fort Worth, TX	4.0	2.0	1549	$2,680	$1.73	45d	1	1.26mi
5816 Burgundy Rose Dr Fort Worth, TX	3.0	2.0	1441	$1,999	$1.39	45d	1	1.35mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	45d	1	1.43mi
8609 Cloudyway Dr Fort Worth, TX	3.0	2.0	2262	$2,800	$1.24	18d	1	1.44mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 1 events

1. 2026-03-23
   listed $347,990 Active 528-char remark

   Show marketing remark (528 chars)

   MLS# 21216716 - Built by Trophy Signature Homes - Jun 2026 completion! ~ Creatively designed to accommodate the needs of everyone, the Heisman is a unique plan. The main living area is expansive, encompassing the island kitchen, dining area and family room. Invite the football team for an after-party or snuggle up for a movie as the room easily adapts to your needs. Outstanding storage capacity is another feature, with a walk-in pantry, large utility room, walk-in closet in the primary suite and extra space in the garage.

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $6,368 · $531/mo
• Expected delta: +$5,457/yr (+$455/mo · 598.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,993
• − Mortgage interest: −$19,493
• − Property taxes: −$911
• − Insurance: −$1,740
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − HOA: −$780
• − Depreciation: −$10,123
• Taxable loss: −$7,853
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $249/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): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 584.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Vietnamese 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: ▼ -80.45%
• Current HPI: 238.6365
• Rent YoY: ▲ 2.28%
• 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

1 event — show timeline

• 2026-03-23 Listed $347,990 NTREIS