274 Plan · Fort Worth, TX 76040

$215,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 1051 Days on market

Excellent condition $138/sqft · 39% below area Est $350k · 39% under ↓ 10% since listing

---

Why this score? — see what drove the C 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sales price is subject to change without notice and not guaranteed. Property Address: 11109 Loblolly Lane, Euless TX 76040. Open concept floor plan featuring high ceilings with fans and crown molding. Spacious island kitchen has farm sink & stainless steel appliances. Large bedrooms with walk in closets. 10x10 storage shed. Landscape package included and 10x10 storage shed. Home is located in highly desirable neighborhood close to amenities, great schools HEB ISD, and major highways. Harston Woods Community is ideally located in the center of the Dallas-Fort Worth metroplex, convenient to shopping malls, Six Flags, DFW airport, Great Wolf Lodge, Texas Rangers Ballpark and AT & T Stadium Home of the Dallas Cowboys! Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information. (z).

Key facts

• Listed 1050 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (5.2% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.0% 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.
• Hurst-Euless-Bedford ISD (suburban): math 47% / reading 50% proficiency, ranked #193 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilshire El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 641 students, 64% FRL); Harwood J H (math 57% / reading 65%, grade B+, #145 of 1,662 statewide, top 9%, 1,038 students, 45% FRL); Trinity H S (math 62% / reading 17%, grade F, #821 of 1,632 statewide, top 53%, 2,665 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $6k 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 1051 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 1051 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $350,427
• List price: $215,000
• Delta: -38.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Princeton Pl	1.04mi	3/2.0 (-1)	1,502 (-4%)	1mo	$360,000	$240	53
1208 Hanover Dr	1.04mi	3/2.0 (-1)	1,660 (+6%)	1mo	$349,000	$210	48
1102 David Dr	1.11mi	3/2.0 (-1)	1,502 (-4%)	12mo	$365,000	$243	44
1206 Hanover Dr	1.05mi	3/2.0 (-1)	1,461 (-6%)	7mo	$340,000	$233	43
2603 Needles St	1.08mi	3/2.0 (-1)	1,671 (+7%)	13mo	$340,000	$203	37
10401 Lake Park Dr	0.68mi	3/2.0 (-1)	1,811 (+16%)	7mo	$384,000	$212	32
10433 Lake Park Dr	0.60mi	3/2.0 (-1)	1,811 (+16%)	12mo	$358,000	$198	32
840 Forest Hollow Dr	1.11mi	3/2.0 (-1)	1,832 (+17%)	5mo	$379,000	$207	31
1206 Princeton Pl	1.06mi	3/2.0 (-1)	1,672 (+7%)	22mo	$349,990	$209	30
2925 Needles St	0.98mi	3/2.0 (-1)	1,753 (+12%)	22mo	$329,000	$188	21

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.51×
• Total profit: $-29,652
• Equity at exit: $32,057

10-year hold

• IRR: -7.4%
• Equity multiple: 0.56×
• Total profit: $-26,605
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $215,000 ($129/sqft)
• Median days on market: 1051 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +73.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76040

• Home prices YoY: -23.6%
• Rents YoY: 1.6%
• Active inventory: 148
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $125

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 89%

Sensitivity live

Price	-10% $273	-5% $199	+0% $125	+5% $51	+10% $-24
Rent	-10% $-36	-5% $44	+0% $125	+5% $205	+10% $286
Rate	-1.0pp $233	-0.5pp $179	base $125	+0.5pp $69	+1.0pp $12

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10684 Tube Dr Unit 502 Hurst, TX	3.0	2.0	1778	$1,845	$1.04	82d	1	0.44mi
10604 Tube Dr Unit 10684-502 Hurst, TX	3.0	2.0	1778	$1,845	$1.04	82d	1	0.50mi
10552 Tube Dr Unit 803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	139d	1	0.50mi
10548 Tube Dr Unit 704 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	139d	1	0.50mi
10524 Tube Dr Unit 102 Hurst, TX	3.0	2.0	1600	$2,200	$1.38	5d	1	0.50mi
10520 Tube Dr Unit 10552-803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	139d	1	0.52mi
10520 Tube Dr Unit 10524-102 Hurst, TX	3.0	2.0	1600	$2,200	$1.38	5d	1	0.52mi
10520 Tube Dr Unit 10524-101 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	36d	1	0.52mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$2,095	$1.40	139d	1	0.54mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$1,995	$1.33	120d	1	0.54mi
3413 Valley Vista Dr Hurst, TX	3.0	2.0	1500	$1,995	$1.33	19d	1	0.56mi
10433 Lake Ter Hurst, TX	3.0	2.0	1842	$2,300	$1.25	28d	1	0.58mi
3520 Garrett Rd Euless, TX	3.0	2.0	1151	$1,945	$1.69	94d	1	0.61mi
10400 Lake Park Dr Hurst, TX	4.0	2.0	1925	$2,650	$1.38	11d	1	0.66mi
3601 Valley Vista Dr Unit 107 Hurst, TX	3.0	2.0	1520	$1,890	$1.24	11d	1	0.67mi
3601 Valley Vista Dr Unit 3629-701 Hurst, TX	3.0	2.0	1520	$1,865	$1.23	47d	1	0.67mi
3601 Valley Vista Dr Unit 3601-107 Hurst, TX	3.0	2.0	1520	$1,890	$1.24	0d	1	0.67mi
3629 Valley Vista Dr Unit 701 Fort Worth, TX	3.0	2.0	1520	$1,865	$1.23	47d	1	0.70mi
10420 Devin Ln Hurst, TX	4.0	2.0	1968	$2,395	$1.22	31d	1	0.71mi
3409 Valley Vista Dr Hurst, TX	3.0	2.0	1500	$1,995	$1.33	19d	1	0.72mi
3409 Valley Vista Dr Hurst, TX	3.0	2.0	1500	$1,995	$1.33	44d	1	0.72mi
1601 Sotogrande Blvd Hurst, TX	4.0	1.0–4.0	1422	$3,134	$2.20	0d	245	0.76mi
1700 Sotogrande Blvd Hurst, TX	3.0	2.0	1421	$2,084	$1.47	18d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	3.0	2.0	1321	$2,045	$1.55	76d	1	0.86mi
11450 Trinity Blvd Euless, TX	1.0–3.0	1.0–2.0	1032	$2,720	$2.64	25d	169	0.91mi
1304 Raider Dr Euless, TX	1.0–3.0	1.0–2.0	835	$1,570	$1.88	0d	12	0.91mi
1401 Sotogrande Blvd Euless, TX	3.0	2.0	1286	$1,875	$1.46	36d	1	0.92mi
1736 Sotogrande Blvd Unit 309 Hurst, TX	3.0	2.0	1286	$1,894	$1.47	24d	1	0.93mi
1736 Sotogrande Blvd Unit 1769 Hurst, TX	3.0	2.0	1286	$1,662	$1.29	70d	1	0.93mi
1736 Sotogrande Blvd Unit 3121 Hurst, TX	3.0	2.0	1286	$1,657	$1.29	82d	1	0.93mi
1736 Sotogrande Blvd Unit 611 Hurst, TX	3.0	2.0	1286	$1,700	$1.32	85d	1	0.93mi
1736 Sotogrande Blvd Unit 3121 Hurst, TX	3.0	2.0	1286	$1,713	$1.33	69d	1	0.93mi
2921 Needles St Euless, TX	3.0	1.5	1062	$1,900	$1.79	11d	1	0.97mi
1401 Sotogrande Blvd Euless, TX	3.0	2.0	1248	$2,246	$1.80	120d	1	1.01mi
1209 Princeton Pl Euless, TX	3.0	2.0	1671	$2,300	$1.38	112d	1	1.04mi
10040 Daly Dr Hurst, TX	3.0	2.0	1547	$2,100	$1.36	19d	1	1.06mi
10032 Daly Dr Hurst, TX	3.0	2.0	1888	$2,290	$1.21	45d	1	1.08mi
10041 Daly Dr Hurst, TX	3.0	2.0	1650	$2,400	$1.45	84d	1	1.08mi
10020 Daly Dr Hurst, TX	3.0	2.0	1825	$2,600	$1.42	11d	1	1.10mi
10012 Huey Trl Hurst, TX	3.0	2.0	1547	$1,750	$1.13	56d	1	1.13mi

Listing history 50 events

1. 2026-09-24
   days on market $215,000 Active 1051 DOM
2. 2026-09-23
   days on market $215,000 Active 1050 DOM
3. 2026-09-22
   days on market $215,000 Active 1049 DOM
4. 2026-09-21
   days on market $215,000 Active 1048 DOM
5. 2026-09-20
   days on market $215,000 Active 1047 DOM
6. 2026-09-19
   days on market $215,000 Active 1046 DOM
7. 2026-09-18
   days on market $215,000 Active 1045 DOM
8. 2026-09-17
   days on market $215,000 Active 1044 DOM
9. 2026-09-16
   days on market $215,000 Active 1043 DOM
10. 2026-09-15
    days on market $215,000 Active 1042 DOM
11. 2026-09-14
    days on market $215,000 Active 1041 DOM
12. 2026-09-13
    days on market $215,000 Active 1040 DOM
13. 2026-09-12
    days on market $215,000 Active 1039 DOM
14. 2026-09-11
    days on market $215,000 Active 1038 DOM
15. 2026-09-05
    days on market $215,000 Active 1032 DOM
16. 2026-09-04
    days on market $215,000 Active 1031 DOM
17. 2026-09-02
    days on market $215,000 Active 1029 DOM
18. 2026-08-31
    days on market $215,000 Active 1027 DOM
19. 2026-08-29
    days on market $215,000 Active 1025 DOM
20. 2026-08-28
    days on market $215,000 Active 1024 DOM
21. 2026-08-27
    days on market $215,000 Active 1023 DOM
22. 2026-08-25
    days on market $215,000 Active 1021 DOM
23. 2026-08-24
    days on market $215,000 Active 1020 DOM
24. 2026-08-23
    days on market $215,000 Active 1019 DOM
25. 2026-08-22
    days on market $215,000 Active 1018 DOM
26. 2026-08-21
    days on market $215,000 Active 1017 DOM
27. 2026-08-20
    days on market $215,000 Active 1016 DOM
28. 2026-08-19
    days on market $215,000 Active 1015 DOM
29. 2026-08-18
    days on market $215,000 Active 1014 DOM
30. 2026-08-17
    days on market $215,000 Active 1013 DOM
31. 2026-08-16
    days on market $215,000 Active 1012 DOM
32. 2026-08-15
    days on market $215,000 Active 1011 DOM
33. 2026-08-14
    days on market $215,000 Active 1010 DOM
34. 2026-08-13
    days on market $215,000 Active 1009 DOM
35. 2026-08-12
    days on market $215,000 Active 1008 DOM
36. 2026-08-11
    days on market $215,000 Active 1007 DOM
37. 2026-08-10
    days on market $215,000 Active 1006 DOM
38. 2026-08-09
    days on market $215,000 Active 1005 DOM
39. 2026-08-08
    days on market $215,000 Active 1004 DOM
40. 2026-08-06
    days on market $215,000 Active 1002 DOM
41. 2026-08-05
    days on market $215,000 Active 1001 DOM
42. 2026-08-04
    days on market $215,000 Active 1000 DOM
43. 2026-08-03
    days on market $215,000 Active 999 DOM
44. 2026-07-31
    days on market $215,000 Active 996 DOM
45. 2026-07-30
    days on market $215,000 Active 994 DOM
46. 2026-07-28
    days on market $215,000 Active 993 DOM
47. 2026-07-26
    days on market $215,000 Active 991 DOM
48. 2026-07-24
    days on market $215,000 Active 989 DOM
49. 2026-07-23
    days on market $215,000 Active 988 DOM
50. 2026-07-22
    days on market $215,000 Active 987 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $24,465
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$6,255
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,989/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a spacious kitchen, good curb appeal, and neutral paint colors. It is located in a highly desirable neighborhood and is move-in ready.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Spring Garden El F TX #1,709/4,322 Nat'l #21,128/41,679 Middle Harwood J H B+ TX #145/1,662 Nat'l #1,667/14,009 High Trinity H S F TX #821/1,632 Nat'l #8,293/17,239

Schools (NCES district)

• District: Hurst-Euless-Bedford ISD
• NCES district ID: 4824060
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $56,086
• Composite: 42.12/100
• National rank: #3316
• State rank: #193 of 826 in TX

A Composite livability gradescore 80/100

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 · 2,380,417 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,677
• Household income: $72,661
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 17% of renters

---

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: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 31% Black 24% Hispanic / Latino 22% Two or more races 16% Asian 14% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 16% Other Indo-European 8% Other Asian/Pacific 4%

---

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: ▼ -83.82%
• Current HPI: 271.7474
• Rent YoY: ▲ 1.62%
• 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

-10.4% since first listed

4 events — show timeline

• 2024-08-29 Price Changed $215,000 Zillow
• 2024-08-23 Price Changed $205,000 Zillow
• 2024-07-03 Price Changed $220,000 Zillow
• 2023-11-08 Listed $240,000 Zillow