4884 Waterford Dr · Fort Worth, TX 76179

$259,999

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 47 Days on market

Built 2003 4,487 sqft lot Est $258k · at est. $17/mo HOA · 1% 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 +12.6/30.0
• ARV discount +7.2/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity for First-Time Buyers or Investors! This well-maintained single-story home offers 4 bedrooms, 2 bathrooms, and 1,532 square feet with a functional split-bedroom floor plan. The layout provides privacy for the primary suite while keeping the secondary bedrooms separate—ideal for families, roommates, or flexible living arrangements. The spacious living area opens to the kitchen dining combo, creating a comfortable space for everyday living. The primary bedroom includes a private bath, while three additional bedrooms provide options for guests, home office space, or additional household members. Major updates done are the roof and HVAC have both been replaced already, h

Key facts

• Manageable yard
• Spacious living area
• Private bath

Tags

• SPACIOUS LIVING AREA
• PRIVATE BATH
• MAJOR UPDATES
• REPLACED ROOF
• REPLACED HVAC
• MANAGEABLE YARD

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, VA loan, Other; Second mortgage: No
• HOA & community: Mandatory HOA (Parkview Hills); HOA fee $200 annually; HOA includes full use of facilities and grounds maintenance

Exterior

• Parking: Attached carport; 2 covered parking spaces; 2-car attached garage
• Utilities: City water; City sewer; Other utilities
• Home design: Single family residence; Attached property; Built in 2003; One story
• Construction: Siding exterior; Slab foundation; Preowned
• Exterior features: Lot smaller than 0.5 acre; Subdivision: Parkview Hills; Directions: Use GPS

Interior

• Kitchen: Electric range; Disposal; Pantry
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating
• Interior features: 10 total rooms; Pantry; Walk-in closet(s); One living area; One dining area; Levels: One
• Laundry & utility: Washer hookup; Electric dryer hookup; Separate laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-33 ($-395/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (10.9% below list).
• Recommended offer: $232k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Creek El (math 34% / reading 45%, grade F, #1,545 of 4,322 statewide, top 38%, 669 students, 41% FRL); Creekview Middle (math 52% / reading 55%, grade C+, #275 of 1,662 statewide, top 17%, 844 students, 50% FRL); Chisholm Trail H S (math 27% / reading 55%, grade F, #774 of 1,632 statewide, top 49%, 2,493 students, 48% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 47 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,573 (10.9% 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 47 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $258,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4884 Waterford Dr	0.00mi	4/2.0	1,536 (0%)	1mo	$259,999	$169	99
4817 Waterford Dr	0.11mi	4/2.0	1,536 (0%)	0mo	$260,000	$169	94
4940 Waterford Dr	0.11mi	4/2.0	1,534 (-0%)	1mo	$249,900	$163	94
6409 Riverwater Trl	0.28mi	3/2.0 (-1)	1,461 (-5%)	1mo	$265,000	$181	73
5424 Creek Hill Ln	0.57mi	3/2.0 (-1)	1,526 (-1%)	2mo	$250,000	$164	66
5325 Northfield Dr	0.40mi	3/2.0 (-1)	1,636 (+6%)	1mo	$280,000	$171	65
6301 Waterhill Ln	0.43mi	4/2.0	1,755 (+14%)	2mo	$285,000	$162	55
4948 Grey Fallow St	0.74mi	3/2.5 (-1)	1,474 (-4%)	2mo	$263,999	$179	50
7125 Meandering Creek Ln	0.70mi	4/2.5	1,707 (+11%)	1mo	$285,699	$167	46
7132 Waterford Creek Ct	0.74mi	4/2.5	1,707 (+11%)	1mo	$282,749	$166	44
609 Oak Hollow Trl	0.75mi	4/2.0	1,730 (+13%)	2mo	$289,900	$168	43
5628 Shady Springs Trl	0.69mi	3/2.5 (-1)	1,706 (+11%)	1mo	$250,000	$147	42

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-47,574
• Equity at exit: $38,767

10-year hold

• IRR: -14.8%
• Equity multiple: 0.21×
• Total profit: $-57,445
• Equity at exit: $22,480

Cash invested: $72,800 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1074
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$374 /mo · $4,483/yr
• Insurance: −$108
• HOA: −$17
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-33

Break-even live

Break-even rent $2,357

Max offer price $254,182

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $41	+0% $-33	+5% $-107	+10% $-180
Rent	-10% $-216	-5% $-124	+0% $-33	+5% $59	+10% $150
Rate	-1.0pp $98	-0.5pp $33	base $-33	+0.5pp $-100	+1.0pp $-169

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Meadow Way Ln Fort Worth, TX	4.0	2.0	1532	$1,950	$1.27	24d	1	0.03mi
4921 Waterford Dr Fort Worth, TX	4.0	2.5	1975	$1,200	$0.61	1d	1	0.09mi
4937 Waterford Dr Fort Worth, TX	3.0	2.5	1810	$1,879	$1.04	26d	1	0.12mi
5008 Waterford Dr Fort Worth, TX	4.0	2.5	1972	$2,100	$1.06	5d	1	0.14mi
5008 Waterford Dr Fort Worth, TX	4.0	2.5	1972	$2,100	$1.06	26d	1	0.14mi
6612 Waterhill Ln Fort Worth, TX	3.0	2.5	1842	$1,995	$1.08	14d	1	0.18mi
5100 Waterford Dr Fort Worth, TX	3.0	2.5	1848	$1,850	$1.00	26d	1	0.18mi
6433 Riverwater Trl Fort Worth, TX	3.0	2.0	1150	$2,100	$1.83	26d	1	0.24mi
4545 Waterford Dr Fort Worth, TX	4.0	2.5	1960	$2,086	$1.06	14d	1	0.25mi
6812 Valley Creek Dr Fort Worth, TX	4.0	2.0	1764	$1,950	$1.11	22d	1	0.25mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$1,955	$1.01	22d	1	0.25mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$2,021	$1.04	24d	1	0.25mi
4964 Creek Ridge Trl Fort Worth, TX	3.0	2.5	2177	$2,140	$0.98	24d	1	0.27mi
6848 Valley Creek Dr Fort Worth, TX	3.0	2.0	1537	$1,875	$1.22	1d	1	0.27mi
6409 Riverwater Trl Fort Worth, TX	3.0	2.0	1461	$1,900	$1.30	1d	1	0.30mi
6316 Downeast Dr Fort Worth, TX	3.0	2.0	1265	$1,825	$1.44	3d	1	0.35mi
6304 Downeast Dr Fort Worth, TX	3.0	2.0	1587	$1,900	$1.20	14d	1	0.38mi
6521 Trident Ct Fort Worth, TX	4.0	2.0	1802	$2,195	$1.22	1d	1	0.41mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,295	$1.33	26d	1	0.45mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,195	$1.28	9d	1	0.45mi
102 Bedford Cir Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	18d	1	0.49mi
306 Yorkshire Ct Saginaw, TX	3.0	2.5	1667	$2,459	$1.48	8d	1	0.56mi
206 Hardwick Dr Saginaw, TX	3.0–4.0	2.5–3.0	1747	$2,659	$1.52	1d	1	0.58mi
109 Kimberly Ct Saginaw, TX	4.0	3.0	1865	$2,579	$1.38	24d	1	0.58mi
205 Hockliffe Ct Saginaw, TX	3.0	2.5	1667	$2,439	$1.46	1d	1	0.59mi
1039 Fallgate Dr Saginaw, TX	4.0	2.5	2004	$2,569	$1.28	14d	1	0.59mi
1034 Fallgate Dr Saginaw, TX	4.0	2.5	2004	$2,569	$1.28	26d	1	0.60mi
110 Kimberly Ct Saginaw, TX	4.0	3.0	1865	$2,549	$1.37	24d	1	0.60mi
202 Hockliffe Ct Saginaw, TX	4.0	3.0	1865	$2,559	$1.37	14d	1	0.61mi
109 Cherwell Ct Saginaw, TX	4.0	3.0	1865	$2,599	$1.39	14d	1	0.61mi
101 Canterbury Dr Saginaw, TX	4.0	2.0	1866	$2,191	$1.17	14d	1	0.61mi
1029 Fallgate Dr Saginaw, TX	4.0	2.5	2004	$2,669	$1.33	5d	1	0.62mi
209 Wingfield Rd Saginaw, TX	4.0	3.0	1865	$2,639	$1.42	1d	1	0.62mi
1026 Fallgate Dr Saginaw, TX	4.0	2.5	2004	$2,609	$1.30	14d	1	0.62mi
110 Cherwell Ct Saginaw, TX	4.0	3.0	1865	$2,599	$1.39	14d	1	0.63mi
106 Cherwell Ct Saginaw, TX	3.0	2.5	1667	$2,489	$1.49	8d	1	0.63mi
5612 Northfield Dr Fort Worth, TX	3.0	2.0	1336	$1,983	$1.48	1d	1	0.63mi
1025 Fallgate Dr Saginaw, TX	4.0	2.5	2004	$2,629	$1.31	8d	1	0.64mi
6333 S Chesterfield Dr Fort Worth, TX	4.0	2.0	1522	$2,111	$1.39	9d	1	0.64mi
206 Wingfield Rd Saginaw, TX	4.0	3.0	1865	$2,639	$1.42	1d	1	0.64mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 16 events

1. 2026-04-30
   status Pending
2. 2026-04-03
   status Active
3. 2026-03-28
   historical Active Option Contract
4. 2026-03-14
   listed $259,999 Active
5. 2025-03-12
   historical $1,799
6. 2025-03-07
   price $1,799
7. 2025-01-22
   listed $1,899
8. 2024-01-28
   historical $1,899
9. 2023-12-14
   listed $1,899
10. 2023-12-04
    historical $1,950
11. 2023-11-04
    listed $1,950
12. 2022-12-04
    historical
13. 2013-11-14
    soldstatus
14. 2004-01-28
    soldstatus
15. 2003-12-16
    historical
16. 2003-09-04
    listed $100,990

ⓘ 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: $4,483 · $374/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$275/yr (+$23/mo · 6.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $27,789
• − Mortgage interest: −$14,564
• − Property taxes: −$4,483
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − HOA: −$204
• − Depreciation: −$7,564
• Taxable loss: −$4,772
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $750/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• 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%

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

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

+157.5% since first listed

16 events — show timeline

• 2026-04-30 Pending — NTREIS
• 2026-04-03 Relisted — NTREIS
• 2026-03-28 Contingent — NTREIS
• 2026-03-14 Listed $259,999 NTREIS
• 2025-03-12 Rental Removed $1,799 APPFOLIO
• 2025-03-07 Price Changed $1,799 APPFOLIO
• 2025-01-22 Listed for Rent $1,899 APPFOLIO
• 2024-01-28 Rental Removed $1,899 APPFOLIO
• 2023-12-14 Listed for Rent $1,899 APPFOLIO
• 2023-12-04 Rental Removed $1,950 APPFOLIO
• 2023-11-04 Listed for Rent $1,950 APPFOLIO
• 2022-12-04 Rental Removed — APPFOLIO
• 2013-11-14 Sold (Public Records) — Public Records
• 2004-01-28 Sold (Public Records) — Public Records
• 2003-12-16 Listing Removed — NTREIS
• 2003-09-04 Listed $100,990 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $4,483 · -17.5% YoY. Source: county tax records.