Lexi Plan · Fort Worth, TX 76119

$99,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 262 Days on market

Good condition

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing The Lexi (NXT16763DH) this home offers a unique combination of modern elegance and functional living. This home boasts 3 bedrooms, 2 bathrooms, and 1140square feet of intelligently arranged living space, ideal for those who desire a harmonious balance between active social areas and private sanctuaries. The thoughtful layout facilitates a seamless flow throughout the home, enhancing both the communal living spaces and the more secluded areas for rest and relaxation. Perfect for small to medium-sized families or those seeking a stylish, manageable living environment, The Lexi provides all the necessities of contemporary living in a beautifully designed package. Step into The Lexi (NXT16763DH) and experience a home where comfort meets modern luxury, with every detail crafted to support an exceptional living experience. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

Key facts

• Listed 261 days

🏗️ New construction. The $99,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $65,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: schools D+, crime F.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.6%/yr); 186 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 39% of the median local income ($51k/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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.54% ✓
• Cap rate: 22.11%
• Cash-on-cash: 56.50%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $65,000
• List price: $99,900
• Delta: 53.69%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 51.5%
• Equity multiple: 3.16×
• Total profit: $39,224
• Equity at exit: $9,692

10-year hold

• IRR: 55.6%
• Equity multiple: 5.71×
• Total profit: $85,808
• Equity at exit: $5,620

Cash invested: $18,200 (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 76119

• Home prices YoY: -6.4%
• Rents YoY: -1.6%
• Active inventory: 186
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $857

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $902	-5% $879	+0% $857	+5% $834	+10% $812
Rent	-10% $726	-5% $792	+0% $857	+5% $922	+10% $988
Rate	-1.0pp $890	-0.5pp $873	base $857	+0.5pp $840	+1.0pp $823

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,800	$1.65	1d	1	0.21mi
3848 Waldorf St Fort Worth, TX	2.0	1.0	734	$1,195	$1.63	7d	1	0.22mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	21d	1	0.27mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	46d	1	0.27mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	16d	1	0.35mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	8d	1	0.37mi
5910 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,399	$1.60	1d	1	0.42mi
5912 Wilkes Dr Fort Worth, TX	3.0	2.0	872	$1,499	$1.72	46d	1	0.45mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	26d	1	0.50mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	15d	1	0.50mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	26d	1	0.77mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,675	$1.60	1d	1	0.79mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	46d	1	0.88mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	46d	1	1.02mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	46d	1	1.13mi
5702 Shoreline Cir S Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	46d	1	1.18mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	26d	1	1.18mi
5011 Sunshine Dr Fort Worth, TX	2.0	1.0	813	$1,515	$1.86	26d	1	1.28mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,564	$1.50	1d	1	1.34mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	6d	1	1.35mi
3983 Griggs Ct Fort Worth, TX	3.0	1.0	1062	$1,500	$1.41	1d	1	1.37mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	16d	1	1.40mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	46d	1	1.42mi
5605 Topwater Trl Fort Worth, TX	2.0	2.0	845	$2,200	$2.60	46d	1	1.43mi

Listing history 20 events

1. 2026-06-22
   days on market $99,900 Active 262 DOM
2. 2026-06-21
   days on market $99,900 Active 261 DOM
3. 2026-06-18
   days on market $99,900 Active 258 DOM
4. 2026-06-17
   days on market $99,900 Active 257 DOM
5. 2026-06-16
   days on market $99,900 Active 256 DOM
6. 2026-06-15
   days on market $99,900 Active 255 DOM
7. 2026-06-13
   days on market $99,900 Active 253 DOM
8. 2026-06-09
   days on market $99,900 Active 249 DOM
9. 2026-06-08
   days on market $99,900 Active 248 DOM
10. 2026-06-07
    days on market $99,900 Active 247 DOM
11. 2026-06-04
    days on market $99,900 Active 244 DOM
12. 2026-06-03
    days on market $99,900 Active 243 DOM
13. 2026-06-02
    days on market $99,900 Active 242 DOM
14. 2026-06-02
    days on market $99,900 Active 241 DOM
15. 2026-05-31
    days on market $99,900 Active 240 DOM
16. 2026-04-25
    price $99,900 951-char remark

    Show marketing remark (951 chars)

    Introducing The Lexi (NXT16763DH) this home offers a unique combination of modern elegance and functional living. This home boasts 3 bedrooms, 2 bathrooms, and 1140square feet of intelligently arranged living space, ideal for those who desire a harmonious balance between active social areas and private sanctuaries. The thoughtful layout facilitates a seamless flow throughout the home, enhancing both the communal living spaces and the more secluded areas for rest and relaxation. Perfect for small to medium-sized families or those seeking a stylish, manageable living environment, The Lexi provides all the necessities of contemporary living in a beautifully designed package. Step into The Lexi (NXT16763DH) and experience a home where comfort meets modern luxury, with every detail crafted to support an exceptional living experience. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

17. 2026-04-08
    price $102,900 951-char remark

    Show marketing remark (951 chars)

    Introducing The Lexi (NXT16763DH) this home offers a unique combination of modern elegance and functional living. This home boasts 3 bedrooms, 2 bathrooms, and 1140square feet of intelligently arranged living space, ideal for those who desire a harmonious balance between active social areas and private sanctuaries. The thoughtful layout facilitates a seamless flow throughout the home, enhancing both the communal living spaces and the more secluded areas for rest and relaxation. Perfect for small to medium-sized families or those seeking a stylish, manageable living environment, The Lexi provides all the necessities of contemporary living in a beautifully designed package. Step into The Lexi (NXT16763DH) and experience a home where comfort meets modern luxury, with every detail crafted to support an exceptional living experience. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

18. 2026-03-28
    price $114,900 951-char remark

    Show marketing remark (951 chars)

    Introducing The Lexi (NXT16763DH) this home offers a unique combination of modern elegance and functional living. This home boasts 3 bedrooms, 2 bathrooms, and 1140square feet of intelligently arranged living space, ideal for those who desire a harmonious balance between active social areas and private sanctuaries. The thoughtful layout facilitates a seamless flow throughout the home, enhancing both the communal living spaces and the more secluded areas for rest and relaxation. Perfect for small to medium-sized families or those seeking a stylish, manageable living environment, The Lexi provides all the necessities of contemporary living in a beautifully designed package. Step into The Lexi (NXT16763DH) and experience a home where comfort meets modern luxury, with every detail crafted to support an exceptional living experience. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

19. 2026-01-11
    price $99,999 951-char remark

    Show marketing remark (951 chars)

    Introducing The Lexi (NXT16763DH) this home offers a unique combination of modern elegance and functional living. This home boasts 3 bedrooms, 2 bathrooms, and 1140square feet of intelligently arranged living space, ideal for those who desire a harmonious balance between active social areas and private sanctuaries. The thoughtful layout facilitates a seamless flow throughout the home, enhancing both the communal living spaces and the more secluded areas for rest and relaxation. Perfect for small to medium-sized families or those seeking a stylish, manageable living environment, The Lexi provides all the necessities of contemporary living in a beautifully designed package. Step into The Lexi (NXT16763DH) and experience a home where comfort meets modern luxury, with every detail crafted to support an exceptional living experience. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

20. 2025-10-04
    listed $89,900 Active 951-char remark

    Show marketing remark (951 chars)

    Introducing The Lexi (NXT16763DH) this home offers a unique combination of modern elegance and functional living. This home boasts 3 bedrooms, 2 bathrooms, and 1140square feet of intelligently arranged living space, ideal for those who desire a harmonious balance between active social areas and private sanctuaries. The thoughtful layout facilitates a seamless flow throughout the home, enhancing both the communal living spaces and the more secluded areas for rest and relaxation. Perfect for small to medium-sized families or those seeking a stylish, manageable living environment, The Lexi provides all the necessities of contemporary living in a beautifully designed package. Step into The Lexi (NXT16763DH) and experience a home where comfort meets modern luxury, with every detail crafted to support an exceptional living experience. * This pricing is for the HOME ONLY. If you need land, we can help with that, ask about our Land Home package!

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

Taxation est. · year 1

• Rental income: $19,840
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$1,891
• Taxable income: $9,833
• Est. tax owed @ 24.0%: −$2,360
• After-tax cash flow: $7,923/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 · 1 photo

Good 80/100 None rehab

The Lexi is a well-maintained and move-in-ready manufactured home with good condition across all systems and areas. Minor updates to exterior and interior can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior walls — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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): 52,974
• Household income: $51,267
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 2221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% Black 36% Two or more races 26% White 8% Asian 3%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 25% · Canada, Philippines
• Languages at home: 54% English-only · Spanish 42% Other Indo-European 2% Other Asian/Pacific 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: ▼ -23.04%
• Current HPI: 336.7941
• Rent YoY: ▼ -1.61%
• 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

+11.1% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $99,900 Zillow
• 2026-04-08 Price Changed $102,900 Zillow
• 2026-03-28 Price Changed $114,900 Zillow
• 2026-01-11 Price Changed $99,999 Zillow
• 2025-10-04 Listed $89,900 Zillow