Oak Plan · Fort Worth, TX 76119

$93,999

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 54 Days on market

Good condition

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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

This is an amazing entry level home at an amazing price! This spacious 4 bedroom has high ceilings, big bedrooms, an island kitchen with great room open to the large living room. As with all our homes, this price includes the delivery, set-up, heating and air conditioning, warranty and much more! Reach out 682-549-3239 or come in and tour this home!! WE are here every day except Sunday!! www. a1fortworth.com

Key facts

• Listed 54 days

Property features AI

Finance

• Financial info: List price $93,999

Exterior

• Utilities: Central air
• Home design: Plan home (Oak)
• Construction: Built as part of a new construction plan
• Exterior features: Composition roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. The $93,999 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 4-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,179 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.80% ✓
• Cap rate: 24.57%
• Cash-on-cash: 65.26%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (median comp): $65,000
• List price: $93,999
• Delta: 44.61%
• 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: 61.0%
• Equity multiple: 3.59×
• Total profit: $47,196
• Equity at exit: $9,692

10-year hold

• IRR: 64.6%
• Equity multiple: 6.59×
• Total profit: $101,752
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $990

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3865 Stalcup Rd Fort Worth, TX	3.0	2.0	1090	$1,814	$1.66	6d	1	0.21mi
5818 Grayson St Unit 5818 Fort Worth, TX	3.0	2.5	1400	$2,000	$1.43	18d	1	0.27mi
5820 Grayson St Fort Worth, TX	3.0	2.5	1417	$1,895	$1.34	43d	1	0.27mi
5913 Montague St Fort Worth, TX	3.0	2.0	1090	$1,549	$1.42	14d	1	0.35mi
5908 Oakdale Dr Fort Worth, TX	3.0	2.0	1090	$1,475	$1.35	6d	1	0.37mi
5712 Whittlesey Rd Fort Worth, TX	4.0	2.0	1610	$2,000	$1.24	44d	1	0.39mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	12d	1	0.50mi
3700 Radford Rd Fort Worth, TX	3.0	2.0	1124	$1,650	$1.47	24d	1	0.50mi
5055 Virgil St Fort Worth, TX	3.0	2.0	1089	$1,650	$1.52	24d	1	0.77mi
3201 Mount Horum Way Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	6d	1	0.79mi
5336 Cottey St Fort Worth, TX	3.0	2.0	1045	$1,699	$1.63	43d	1	0.88mi
5328 Carol Ave Fort Worth, TX	4.0	2.0	1230	$2,100	$1.71	43d	1	1.02mi
4217 Wilhelm St Fort Worth, TX	3.0	2.0	1380	$1,650	$1.20	43d	1	1.13mi
5702 Shoreline Cir S Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	43d	1	1.18mi
5636 Lester Granger Dr Fort Worth, TX	3.0	2.0	1300	$1,495	$1.15	24d	1	1.18mi
4508 Wiman Dr Fort Worth, TX	3.0	2.0	1045	$1,580	$1.51	6d	1	1.34mi
4336 Jana Dr Fort Worth, TX	3.0	1.0	1070	$1,650	$1.54	4d	1	1.35mi
2312 Cass St Fort Worth, TX	4.0	2.5	1600	$1,850	$1.16	14d	1	1.38mi
2128 R. W. Bivens Ln Fort Worth, TX	3.0	2.0	1045	$1,615	$1.55	14d	1	1.40mi
5664 Shore Point Trl Fort Worth, TX	3.0	2.5	1742	$2,150	$1.23	43d	1	1.41mi
5532 Shore Point Trl Fort Worth, TX	3.0	2.5	1446	$1,950	$1.35	43d	1	1.42mi
5641 Willamette Dr Fort Worth, TX	3.0	2.5	1631	$2,150	$1.32	16d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $93,999 Active 54 DOM
2. 2026-06-17
   days on market $93,999 Active 53 DOM
3. 2026-06-16
   days on market $93,999 Active 52 DOM
4. 2026-06-15
   days on market $93,999 Active 51 DOM
5. 2026-06-13
   days on market $93,999 Active 49 DOM
6. 2026-06-09
   days on market $93,999 Active 45 DOM
7. 2026-06-08
   days on market $93,999 Active 44 DOM
8. 2026-06-07
   days on market $93,999 Active 43 DOM
9. 2026-06-04
   days on market $93,999 Active 40 DOM
10. 2026-06-03
    days on market $93,999 Active 39 DOM
11. 2026-06-02
    days on market $93,999 Active 38 DOM
12. 2026-06-02
    days on market $93,999 Active 37 DOM
13. 2026-05-31
    days on market $93,999 Active 36 DOM
14. 2026-04-25
    listed $93,999 Active 411-char remark

ⓘ 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: $21,858
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$1,891
• Taxable income: $11,529
• Est. tax owed @ 24.0%: −$2,767
• After-tax cash flow: $9,110/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 · 11 photos

Good 80/100 None rehab

This spacious 4-bedroom home is in excellent condition with modern finishes and a well-maintained exterior. It's ready to move in and would benefit from some minor updates to further enhance its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make a home look more inviting and modern
• Both Updating the flooring — Hardwood floors are durable and add value
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make a home look more inviting and modern ↑
• Both Updating the flooring — Hardwood floors are durable and add value ↑
• Both Adding smart home features — Smart home features can increase both resale and rental 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