225 Palmerston Dr · Fort Worth, TX 76008

$385,000

4 bd · 2.0 ba · 2,102 sqft · SingleFamily public records · 3 Days on market

Built 2019 5,924 sqft lot Est $397k · at est. $88/mo HOA · 3% of rent ↓ 9% since listing

---

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 +8.9/15.0
• Cash flow +6.6/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY! TENANT OCCUPIED through DECEMBER 2026. Beautiful 4 Bedroom Aledo ISD home located in the amazing Morningstar Community! Enjoy a community lifestyle with pools, playgrounds, basketball, soccer, clubhouse, fishing, pickleball, and endless resident activities in an award winning school district. This perfectly sized home features 4 Bedrooms, 2 Baths and a stunning open floor plan. Step inside to a comfortable space with wood look tile in all main spaces, a large gourmet kitchen with granite countertops, natural gas cooktop, ample counter space and walk in pantry. Large living space features a corner gas burning fireplace and plenty of natural light. Primary bedroom suit

Key facts

• Tenant occupied
• Natural gas cooktop
• Gourmet kitchen

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• NATURAL GAS COOKTOP
• WALK IN PANTRY

Property features AI

Finance

• Other: Community amenities include community pool, park, playground, fishing, greenbelt, jogging/bike path and sidewalks
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Mandatory association with quarterly fee (includes full use of facilities and management fees); HOA managed by Prestige Star Mgmt LLC

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: MUD water and sewer; Individual gas meter and natural gas available; Co-op electric; Cable available; Community mailbox, curbs, sidewalks
• Home design: Single family residence, one story; Residential property in Morningstar subdivision; Built in 2019; Deed restrictions
• Construction: Brick and rock/stone exterior; Composition/shingle roof; Slab foundation
• Exterior features: Covered front and rear porches; Covered porch(es); Gutters; Pergola; Fenced backyard with wood fencing; Sprinkler system; Subdivision lot (interior lot)

Interior

• Kitchen: Granite counters; Gas cooktop and gas oven; Dishwasher; Microwave; Disposal; Vented exhaust fan; Water line to refrigerator; Plumbed for gas in kitchen; Built-in cabinets and walk-in pantry
• Bedrooms: Primary bedroom on level 1 with custom closet system and ensuite bath; Three additional bedrooms on level 1 (one with built-in cabinets and split bedroom layout)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Primary bathroom with dual sinks, garden tub, separate shower, Corian-type counters, and custom closet system
• Heating & cooling: Central electric air conditioning with ceiling fans; Natural gas heating and fireplace(s) (living room fireplace with gas logs)
• Interior features: Open floorplan with decorative lighting and cable/ high-speed internet available; Eat-in kitchen with kitchen island and pantry; Walk-in closets; Window coverings
• Laundry & utility: Full-size washer/dryer area with washer and electric dryer hookups; Separate utility room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-635 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (14.7% below list).
• Recommended offer: $273k (29.1% below list) — sets the bar for cash-flow.

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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccall El (math 60% / reading 64%, grade B, #321 of 4,322 statewide, top 8%, 570 students, 15% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 825 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major 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 $272,820 (29.1% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.85% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $397,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Palmerston Dr	0.03mi	3/2.0 (-1)	2,100 (-0%)	0mo	$375,000	$179	93
124 Gill Point Ln	0.09mi	4/2.5	2,209 (+5%)	1mo	$390,000	$177	85
200 Open Sky Dr	0.32mi	4/2.0	2,196 (+4%)	1mo	$430,000	$196	77
15157 Ram Rock Dr	0.52mi	4/2.0	2,125 (+1%)	0mo	$380,535	$179	73
14841 Gladstone Dr	0.10mi	3/2.0 (-1)	1,876 (-11%)	0mo	$364,900	$195	72
14824 Complacent Way	0.09mi	3/2.0 (-1)	1,853 (-12%)	0mo	$349,900	$189	71
15149 Ram Rock Dr	0.50mi	4/2.5	2,035 (-3%)	0mo	$380,385	$187	69
14829 Complacent Way	0.09mi	3/2.0 (-1)	1,816 (-14%)	0mo	$359,000	$198	68
712 Bushman Dr	0.56mi	4/2.5	2,035 (-3%)	1mo	$382,185	$188	66
15113 Ruble Ct	0.30mi	4/2.0	2,380 (+13%)	0mo	$415,000	$174	64
737 Lyft Ln	0.65mi	4/3.0	2,153 (+2%)	1mo	$411,490	$191	61
15153 Ram Rock Dr	0.51mi	4/2.0	1,834 (-13%)	0mo	$367,085	$200	54

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-99,701
• Equity at exit: $57,405

10-year hold

• IRR: -21.6%
• Equity multiple: -0.17×
• Total profit: $-125,881
• Equity at exit: $33,288

Cash invested: $107,800 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 825
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,284 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$962 /mo · $11,540/yr
• Insurance: −$160
• HOA: −$88
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-635

Break-even live

Break-even rent $4,087

Max offer price $272,820

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-526	+0% $-635	+5% $-744	+10% $-853
Rent	-10% $-894	-5% $-765	+0% $-635	+5% $-505	+10% $-376
Rate	-1.0pp $-441	-0.5pp $-537	base $-635	+0.5pp $-735	+1.0pp $-836

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14824 Brettridge Dr Aledo, TX	4.0	3.5	2782	$3,321	$1.19	45d	1	0.11mi
253 Gill Point Ln Aledo, TX	4.0	2.5	2858	$3,650	$1.28	7d	1	0.17mi
15049 Chipwood Dr Aledo, TX	3.0	3.0	2337	$3,500	$1.50	45d	1	0.38mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	14d	1	0.43mi
14953 Gentry Dr Aledo, TX	3.0	2.5	2866	$3,300	$1.15	45d	1	0.48mi
2165 Sandlin Dr Aledo, TX	4.0	3.5	2679	$3,825	$1.43	45d	1	1.36mi
14228 Walsh Ave Aledo, TX	3.0	2.5	1766	$3,600	$2.04	0d	1	1.47mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: gaslandscapingpool

Listing history 3 events

1. 2026-06-21
   days on market $385,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $385,000 Active 1 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: $11,540 · $962/mo
• Projected year-2 tax: $11,540 · $962/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,403
• − Mortgage interest: −$21,566
• − Property taxes: −$11,540
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,152
• − Management: −$3,152
• − HOA: −$1,056
• − Depreciation: −$11,200
• Taxable loss: −$14,188
• Est. tax savings @ 24.0%: +$3,405
• After-tax cash flow: $-4,215/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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

• County: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

-9.4% since first listed

24 events — show timeline

• 2026-06-18 Listed $385,000 NTREIS
• 2025-12-30 Rental Removed $2,990 NTREIS
• 2025-12-22 Price Changed $2,990 NTREIS
• 2025-12-10 Listed for Rent $3,110 NTREIS
• 2025-10-15 Price Changed $410,000 NTREIS
• 2025-08-26 Listed $415,000 NTREIS
• 2025-07-23 Listed $425,000 NTREIS
• 2023-01-23 Sold (Public Records) — Public Records
• 2023-01-23 Sold (Public Records) — Public Records
• 2023-01-20 Sold (MLS) — NTREIS
• 2023-01-09 Pending — NTREIS
• 2022-12-10 Price Changed $399,000 NTREIS
• 2022-11-10 Listing Removed — NTREIS
• 2022-11-10 Listed $405,000 NTREIS
• 2022-11-04 Relisted — NTREIS
• 2022-10-18 Pending — NTREIS
• 2022-09-22 Relisted — NTREIS
• 2022-09-09 Contingent — NTREIS
• 2022-09-01 Price Changed $412,500 NTREIS
• 2022-08-31 Price Changed $420,000 NTREIS
• 2022-08-30 Relisted — NTREIS
• 2022-08-25 Contingent — NTREIS
• 2022-08-20 Price Changed $424,900 NTREIS
• 2022-08-03 Listed $425,000 NTREIS

Property tax history

+43.8%/yr

Latest (2025): $11,540 · -15.6% YoY. Source: county tax records.