12604 Big Ranch Rd · Fort Worth, TX 76179

$344,990

4 bd · 2.0 ba · 1,721 sqft · SingleFamily · 93 Days on market

Built 2026 Good condition $200/sqft · 18% below area Est $421k · 18% under

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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 +15.0/15.0
• Cash flow +9.8/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You enter the home through the foyer, where three bedrooms are located at the front of the home, along with a centrally positioned laundry room that also provides access to the two-car garage. Continuing down the hall, the home opens up to a spacious kitchen, family room, and dining area-perfect for everyday living and entertaining. A covered patio is located just off the family room for outdoor enjoyment. Tucked off the kitchen and dining area is the private primary bedroom, complete with a walk-in closet and a well-appointed primary bath.

Key facts

• Primary bath
• Foyer
• Laundry room

Tags

• FOYER
• LAUNDRY ROOM
• COVERED PATIO
• WALK-IN CLOSET
• PRIMARY BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (20.7% below list).
• Recommended offer: $274k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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: Carl E Schluter El (math 48% / reading 55%, grade C-, #808 of 4,322 statewide, top 19%, 701 students, 16% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); V R Eaton H S (math 48% / reading 62%, grade C, #373 of 1,632 statewide, top 23%, 3,273 students, 0% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 1402 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($107k/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 93 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $273,691 (20.7% 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 93 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $420,714
• List price: $344,990
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12637 Big Ranch Rd	0.09mi	4/2.0	1,827 (+6%)	8mo	$302,000	$165	79
12737 Big Rnch	0.21mi	4/2.0	1,827 (+6%)	3mo	$347,990	$190	78
12641 Big Ranch Rd	0.10mi	3/2.0 (-1)	1,636 (-5%)	6mo	$317,990	$194	77
12748 Haymarket	0.25mi	3/2.0 (-1)	1,636 (-5%)	3mo	$302,490	$185	72
12736 Haymarket Rd	0.22mi	3/2.0 (-1)	1,589 (-8%)	2mo	$316,490	$199	70

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.23×
• Total profit: $-74,044
• Equity at exit: $51,439

10-year hold

• IRR: -21.0%
• Equity multiple: -0.02×
• Total profit: $-98,616
• Equity at exit: $29,828

Cash invested: $96,597 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 4 under contract
• Months of supply: 43.5 mo (2%/mo absorbed)
• Median asking: $329,490 ($199/sqft)
• Median days on market: 87 d
• This list price: 76% of active listings are priced below it
• ARV vs active asking: +23.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76179

• Rents YoY: 1.5%
• Active inventory: 1402
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-222

Break-even live

Break-even rent $3,018

Max offer price $312,868

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-103	+0% $-222	+5% $-341	+10% $-460
Rent	-10% $-438	-5% $-330	+0% $-222	+5% $-114	+10% $-6
Rate	-1.0pp $-48	-0.5pp $-134	base $-222	+0.5pp $-311	+1.0pp $-402

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: $86,248
• Closing costs: $10,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12733 Big Ranch Rd Fort Worth, TX	3.0	2.0	1636	$2,599	$1.59	93d	1	0.19mi
12737 Big Ranch Rd Fort Worth, TX	4.0	2.0	1827	$2,799	$1.53	15d	1	0.20mi
13000 N Saginaw Blvd Fort Worth, TX	1.0–3.0	1.0–2.5	1061	$2,450	$2.31	0d	13	0.66mi
12345 Hulson Trl Haslet, TX	4.0	3.0	2136	$2,695	$1.26	12d	1	1.21mi
12356 Hulson Trl Haslet, TX	4.0	2.0	2221	$2,600	$1.17	48d	1	1.23mi
12356 Hulson Trl Haslet, TX	4.0	2.0	2221	$2,600	$1.17	61d	1	1.23mi
12324 Hulson Trl Haslet, TX	3.0	2.0	1914	$2,795	$1.46	0d	1	1.25mi
12424 Iveson Dr Haslet, TX	3.0	2.0	1902	$2,445	$1.29	93d	1	1.32mi
12376 Iveson Dr Haslet, TX	3.0	2.0	1883	$2,525	$1.34	56d	1	1.37mi
12113 Willet Rd Haslet, TX	4.0	2.0	2219	$2,641	$1.19	93d	1	1.43mi

Listing history 11 events

1. 2026-06-15
   days on market $344,990 Active 93 DOM
2. 2026-06-13
   days on market $344,990 Active 91 DOM
3. 2026-06-09
   days on market $344,990 Active 87 DOM
4. 2026-06-08
   days on market $344,990 Active 86 DOM
5. 2026-06-07
   days on market $344,990 Active 85 DOM
6. 2026-06-04
   days on market $344,990 Active 82 DOM
7. 2026-06-03
   days on market $344,990 Active 81 DOM
8. 2026-06-02
   days on market $344,990 Active 80 DOM
9. 2026-06-01
   days on market $344,990 Active 79 DOM
10. 2026-05-31
    days on market $344,990 Active 78 DOM
11. 2026-03-14
    listed $344,990 Active 546-char remark

    Show marketing remark (546 chars)

    You enter the home through the foyer, where three bedrooms are located at the front of the home, along with a centrally positioned laundry room that also provides access to the two-car garage. Continuing down the hall, the home opens up to a spacious kitchen, family room, and dining area-perfect for everyday living and entertaining. A covered patio is located just off the family room for outdoor enjoyment. Tucked off the kitchen and dining area is the private primary bedroom, complete with a walk-in closet and a well-appointed primary bath.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $32,843
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − Depreciation: −$10,036
• Taxable loss: −$8,673
• Est. tax savings @ 24.0%: +$2,081
• After-tax cash flow: $-582/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $8,605–$25,815 screening

This home is in good condition with a fresh exterior and interior, making it a solid investment for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value. ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Carl E Schluter El C- TX #808/4,322 Nat'l #12,137/41,679 Middle Chisholm Trail Middle F TX #756/1,662 Nat'l #6,830/14,009 High V R Eaton H S C TX #373/1,632 Nat'l #4,413/17,239

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

A Composite livability gradescore 80/100

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 · 2,380,417 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 1%

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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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

• 2026-03-14 Listed $344,990 Zillow