9225 Union Pacific Dr · Fort Worth, TX 76036

$334,990

4 bd · 3.0 ba · 1,721 sqft · Other · 236 Days on market

Built 2025 5,827 sqft lot $195/sqft · at area comps Est $352k · at est. $46/mo HOA · 2% of rent ↓ 7% 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).

• Cash flow +12.2/30.0
• ARV discount +9.6/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ravenna plan is a 1-story home with 4 bedrooms, 3 baths, and dining area. It features a convenient kitchen island with space for high-top seating, spacious walk-in closet, and dedicated laundry room.

Key facts

• Gourmet kitchen
• 42 inch cabinetry
• Granite countertops

Tags

• VINYL PLANK FLOORING
• TRAY CEILINGS
• GOURMET KITCHEN
• 42 INCH CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $335k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (25.7% below list).
• Recommended offer: $249k (25.7% 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.
• 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.
• Zoned schools: Bess Race El (math 28% / reading 32%, grade F, #2,500 of 4,322 statewide, top 58%, 665 students, 77% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 30% of the median local income ($98k/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 $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 236 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 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 $248,853 (25.7% 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 236 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $351,726
• List price: $334,990
• Delta: -4.76%
• 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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-60,409
• Equity at exit: $49,948

10-year hold

• IRR: -12.2%
• Equity multiple: 0.30×
• Total profit: $-65,805
• Equity at exit: $28,964

Cash invested: $93,797 (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: 1036
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$140
• HOA: −$46
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-66

Break-even live

Break-even rent $2,572

Max offer price $323,341

Occupancy floor 98%

Sensitivity live

Price	-10% $124	-5% $29	+0% $-66	+5% $-161	+10% $-256
Rent	-10% $-263	-5% $-164	+0% $-66	+5% $32	+10% $131
Rate	-1.0pp $103	-0.5pp $19	base $-66	+0.5pp $-153	+1.0pp $-241

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: $83,748
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	45d	1	0.63mi
6520 Pecos Hill Ln Fort Worth, TX	3.0	2.0	2140	$2,700	$1.26	45d	1	0.71mi
8665 Becker Ave Fort Worth, TX	4.0	2.0	1725	$2,400	$1.39	0d	1	0.72mi
8409 Hollow Bend St Fort Worth, TX	3.0	2.0	1624	$2,050	$1.26	13d	1	0.91mi
8409 Hollow Bend St Fort Worth, TX	3.0	2.0	1624	$2,050	$1.26	26d	1	0.91mi
8400 High Robin Ave Fort Worth, TX	3.0	2.0	1305	$1,975	$1.51	14d	1	0.94mi
8400 High Robin Ave Fort Worth, TX	3.0	2.0	1305	$1,950	$1.49	0d	1	0.94mi
8412 Bell Ridge Ln Fort Worth, TX	3.0	2.0	1487	$2,019	$1.36	0d	1	0.99mi
8417 Bell Ridge Ln Fort Worth, TX	3.0	2.0	1271	$2,160	$1.70	0d	1	1.00mi
8428 Fawn Creek Dr Fort Worth, TX	3.0	2.0	1515	$2,095	$1.38	45d	1	1.02mi
6340 Bristolwood Dr Fort Worth, TX	3.0	2.0	1271	$1,939	$1.53	4d	1	1.03mi
8301 Bell Ridge Ln Fort Worth, TX	3.0	2.0	1487	$1,919	$1.29	23d	1	1.04mi
9600 Vista Grande Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	983	$2,149	$2.19	0d	12	1.06mi
9701 Theo TRL Fort Worth, TX	1.0–3.0	1.0–2.0	983	$2,308	$2.35	0d	42	1.12mi
8433 High Garden St Fort Worth, TX	4.0	2.5	1996	$2,499	$1.25	0d	1	1.13mi
8901 Brewer Blvd Fort Worth, TX	1.0–4.0	1.0–2.5	1167	$2,895	$2.48	0d	22	1.17mi
6128 Fall Creek Ln Fort Worth, TX	4.0	2.0	2004	$2,399	$1.20	45d	1	1.23mi
5916 Pansy Rd Fort Worth, TX	3.0	2.5	2084	$2,799	$1.34	0d	1	1.26mi
5637 McLanahan Ln Crowley, TX	3.0	2.0	1501	$2,150	$1.43	45d	1	1.45mi
5841 Fir Tree Ln Fort Worth, TX	4.0	2.0	1549	$2,680	$1.73	45d	1	1.46mi
9100 Summit Ridge Rd Unit 9133 Fort Worth, TX	3.0	2.0	1392	$2,091	$1.50	45d	1	1.48mi
9100 Summit Ridge Rd Unit 3121 Fort Worth, TX	3.0	2.0	1392	$2,000	$1.44	0d	1	1.48mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 28 events

1. 2026-06-21
   days on market $334,990 Active 236 DOM
2. 2026-06-18
   days on market $334,990 Active 233 DOM
3. 2026-06-17
   days on market $334,990 Active 232 DOM
4. 2026-06-16
   days on market $334,990 Active 231 DOM
5. 2026-06-15
   days on market $334,990 Active 230 DOM
6. 2026-06-13
   days on market $334,990 Active 228 DOM
7. 2026-06-13
   days on market $334,990 Active 227 DOM
8. 2026-06-09
   days on market $334,990 Active 224 DOM
9. 2026-06-08
   days on market $334,990 Active 223 DOM
10. 2026-06-07
    pricedays on market $334,990 Active 222 DOM
11. 2026-06-04
    days on market $337,990 Active 219 DOM
12. 2026-06-03
    days on market $337,990 Active 218 DOM
13. 2026-06-02
    pricedays on market $337,990 Active 217 DOM
14. 2026-06-01
    days on market $339,990 Active 216 DOM
15. 2026-05-31
    days on market $339,990 Active 215 DOM
16. 2026-05-05
    status Active 203-char remark

    Show marketing remark (203 chars)

    The Ravenna plan is a 1-story home with 4 bedrooms, 3 baths, and dining area. It features a convenient kitchen island with space for high-top seating, spacious walk-in closet, and dedicated laundry room.

17. 2026-05-05
    price $339,990 203-char remark

    Show marketing remark (203 chars)

    The Ravenna plan is a 1-story home with 4 bedrooms, 3 baths, and dining area. It features a convenient kitchen island with space for high-top seating, spacious walk-in closet, and dedicated laundry room.

18. 2026-03-20
    price $339,990 732-char remark

    Show marketing remark (732 chars)

    Welcome to Rocky Creek Crossing, Legend's newest community in Fort Worth, TX! The Ravenna floor plan is a charming 1-story home with 4 bedrooms, 3 baths, and 2-car garage. This home has it all, including privacy blinds, vinyl plank flooring throughout the entire home, and tray ceilings for some dramatic flair! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, and stainless-steel appliances. Retreat to the Owner's Suite featuring granite countertops, a separate tub and shower and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Rocky Creek Crossing home, schedule a visit today! *Please use Google Maps for the best driving directions.*

19. 2026-02-07
    historical 203-char remark

    Show marketing remark (203 chars)

    The Ravenna plan is a 1-story home with 4 bedrooms, 3 baths, and dining area. It features a convenient kitchen island with space for high-top seating, spacious walk-in closet, and dedicated laundry room.

20. 2026-01-28
    listed $349,990 Active 203-char remark

    Show marketing remark (203 chars)

    The Ravenna plan is a 1-story home with 4 bedrooms, 3 baths, and dining area. It features a convenient kitchen island with space for high-top seating, spacious walk-in closet, and dedicated laundry room.

21. 2026-01-02
    price $349,990 732-char remark

    Show marketing remark (732 chars)

    Welcome to Rocky Creek Crossing, Legend's newest community in Fort Worth, TX! The Ravenna floor plan is a charming 1-story home with 4 bedrooms, 3 baths, and 2-car garage. This home has it all, including privacy blinds, vinyl plank flooring throughout the entire home, and tray ceilings for some dramatic flair! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, and stainless-steel appliances. Retreat to the Owner's Suite featuring granite countertops, a separate tub and shower and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Rocky Creek Crossing home, schedule a visit today! *Please use Google Maps for the best driving directions.*

22. 2025-10-28
    listed $344,990 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to Rocky Creek Crossing, Legend's newest community in Fort Worth, TX! The Ravenna floor plan is a charming 1-story home with 4 bedrooms, 3 baths, and 2-car garage. This home has it all, including privacy blinds, vinyl plank flooring throughout the entire home, and tray ceilings for some dramatic flair! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, and stainless-steel appliances. Retreat to the Owner's Suite featuring granite countertops, a separate tub and shower and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Rocky Creek Crossing home, schedule a visit today! *Please use Google Maps for the best driving directions.*

23. 2025-10-28
    historical

    Show marketing remark (732 chars)

    Welcome to Rocky Creek Crossing, Legend's newest community in Fort Worth, TX! The Ravenna floor plan is a charming 1-story home with 4 bedrooms, 3 baths, and 2-car garage. This home has it all, including privacy blinds, vinyl plank flooring throughout the entire home, and tray ceilings for some dramatic flair! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, and stainless-steel appliances. Retreat to the Owner's Suite featuring granite countertops, a separate tub and shower and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Rocky Creek Crossing home, schedule a visit today! *Please use Google Maps for the best driving directions.*

24. 2025-09-23
    status Active
25. 2025-09-16
    status Pending
26. 2025-08-08
    price $344,990
27. 2025-07-19
    price $359,990
28. 2025-06-16
    listed $364,649 Active

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $6,130 · $511/mo
• Expected delta: +$5,055/yr (+$421/mo · 470.3%)

ⓘ 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: $29,862
• − Mortgage interest: −$18,765
• − Property taxes: −$1,075
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$552
• − Depreciation: −$9,745
• Taxable loss: −$6,727
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $823/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

-6.8% since first listed

13 events — show timeline

• 2026-05-05 Relisted — Zillow
• 2026-05-05 Price Changed $339,990 Zillow
• 2026-03-20 Price Changed $339,990 NTREIS
• 2026-02-07 Delisted — Zillow
• 2026-01-28 Listed $349,990 Zillow
• 2026-01-02 Price Changed $349,990 NTREIS
• 2025-10-28 Listing Removed — NTREIS
• 2025-10-28 Listed $344,990 NTREIS
• 2025-09-23 Relisted — NTREIS
• 2025-09-16 Pending — NTREIS
• 2025-08-08 Price Changed $344,990 NTREIS
• 2025-07-19 Price Changed $359,990 NTREIS
• 2025-06-16 Listed $364,649 NTREIS