9617 Mcclane Farm Dr · Fort Worth, TX 76036

$319,000

3 bd · 2.0 ba · 1,501 sqft · Other · 109 Days on market

Built 2026 5,750 sqft lot $213/sqft · at area comps Est $334k · at est. $56/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 +11.3/30.0
• 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 +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21168521 - Built by Smith Douglas Homes - Ready Now! ~ An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

Key facts

• Covered front porch
• Island kitchen
• Open layout

Tags

• COVERED FRONT PORCH
• OPEN LAYOUT
• ISLAND KITCHEN
• DIRECT ACCESS TO REAR YARD
• LUXURIOUS OWNER'S SUITE
• DEEP WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $319k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (27.3% below list).
• Recommended offer: $232k (27.3% 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: 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); 1018 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

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 109 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,834 (27.3% 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 109 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $334,238
• List price: $319,000
• Delta: -4.56%
• 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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-60,797
• Equity at exit: $47,564

10-year hold

• IRR: -13.9%
• Equity multiple: 0.22×
• Total profit: $-69,605
• Equity at exit: $27,581

Cash invested: $89,320 (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: 1018
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$133
• HOA: −$56
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-115

Break-even live

Break-even rent $2,464

Max offer price $298,715

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	24d	1	0.10mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	24d	1	0.18mi
4413 Corner Brook Ln Fort Worth, TX	4.0	2.0	1983	$2,165	$1.09	20d	1	0.33mi
9233 Cheswick Dr Fort Worth, TX	4.0	3.0	2250	$3,060	$1.36	43d	1	0.43mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	43d	1	0.49mi
9208 Vineyard Ln Fort Worth, TX	3.0	2.0	1792	$2,300	$1.28	5d	1	0.52mi
9717 Snowbell Ln Crowley, TX	4.0	2.0	1928	$2,195	$1.14	22d	1	0.52mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	43d	1	0.61mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	43d	1	0.62mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	43d	1	0.63mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	22d	1	0.66mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	12d	1	0.66mi
3833 Foxhound Ln Fort Worth, TX	3.0	2.0	1507	$1,895	$1.26	18d	1	0.71mi
4261 Meadowknoll Dr Fort Worth, TX	3.0	2.0	1518	$1,945	$1.28	12d	1	0.72mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	43d	1	0.72mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	18d	1	0.73mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	43d	1	0.76mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	43d	1	0.78mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	5d	1	0.79mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	24d	1	0.79mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	43d	1	0.82mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	43d	1	0.82mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	4d	1	0.82mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	43d	1	0.84mi
4054 Hunters Creek Dr Fort Worth, TX	3.0	2.0	1946	$1,960	$1.01	24d	1	0.87mi
4924 Sassafras Dr Crowley, TX	3.0	2.0	1479	$2,350	$1.59	43d	1	0.88mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	2d	1	0.92mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	43d	1	0.92mi
3416 Saint Vincent Rd Fort Worth, TX	3.0	3.0	2033	$1,895	$0.93	43d	1	0.97mi
3469 Cayman Dr Fort Worth, TX	3.0	2.0	1368	$1,749	$1.28	43d	1	0.97mi
3408 Saint Vincent Rd Fort Worth, TX	3.0	2.0	1400	$2,195	$1.57	43d	1	0.99mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	22d	1	1.00mi
9100 Saint Barts Rd Fort Worth, TX	4.0	2.0	1630	$1,969	$1.21	43d	1	1.00mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	12d	1	1.04mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	24d	1	1.04mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	20d	1	1.05mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	24d	1	1.05mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	43d	1	1.16mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	24d	1	1.16mi
9729 Wild Prairie Way Crowley, TX	3.0	2.0	1613	$2,500	$1.55	43d	1	1.18mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 7 events

1. 2026-03-13
   price $319,000 596-char remark

   Show marketing remark (536 chars)

   An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

2. 2026-03-13
   price $319,000 536-char remark

   Show marketing remark (536 chars)

   An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

3. 2026-02-27
   price $324,900 596-char remark

   Show marketing remark (536 chars)

   An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

4. 2026-02-27
   price $324,900 536-char remark

   Show marketing remark (536 chars)

   An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

5. 2026-02-09
   soldstatus
6. 2026-02-04
   listed $328,925 Active 536-char remark

   Show marketing remark (536 chars)

   An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

7. 2026-02-02
   listed $328,925 Active 596-char remark

   Show marketing remark (596 chars)

   MLS# 21168521 - Built by Smith Douglas Homes - Ready Now! ~ An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $5,838 · $486/mo
• Expected delta: +$4,823/yr (+$402/mo · 475.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,820
• − Mortgage interest: −$17,869
• − Property taxes: −$1,014
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$672
• − Depreciation: −$9,280
• Taxable loss: −$7,061
• Est. tax savings @ 24.0%: +$1,695
• After-tax cash flow: $317/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

-3.0% since first listed

7 events — show timeline

• 2026-03-13 Price Changed $319,000 NTREIS
• 2026-03-13 Price Changed $319,000 Zillow
• 2026-02-27 Price Changed $324,900 NTREIS
• 2026-02-27 Price Changed $324,900 Zillow
• 2026-02-09 Sold (Public Records) — Public Records
• 2026-02-04 Listed $328,925 Zillow
• 2026-02-02 Listed $328,925 NTREIS

Property tax history

-0.9%/yr

Latest (2025): $1,014 · -0.9% YoY. Source: county tax records.