1213 Calamian Dr · Fort Worth, TX 76036

$257,449

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 9 Days on market

Built 2026 5,489 sqft lot $154/sqft · at area comps Est $257k · at est. $42/mo HOA · 2% of rent ↓ 2% since listing

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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 +7.3/15.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 5,489 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing; Listing is a builder listing
• HOA & community: Mandatory association; Annual association fee of $500; Association fee includes full use of facilities; HOA managed by Associate Principal Management

Exterior

• Parking: Attached garage; 2 covered/garage parking spaces; Garage approximately 20 ft wide by 18 ft deep
• Security: Fire alarm; Smoke detectors; Other security features
• Utilities: City water; City sewer; Electric service (standard); Not in a municipal utility district
• Home design: Single family residence; One story; Residential property in Deer Creek subdivision; Smart home features enabled
• Construction: Built in 2026; Fiber cement and fiberglass siding; Composition roof; Slab foundation
• Exterior features: Wood fencing; Curbs and sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range
• Bedrooms: 4 bedrooms (all on first level); Primary bedroom on first level, approximately 16 x 12; Additional bedrooms on first level: two at about 10 x 10 and one about 12 x 11
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-51 ($-617/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (13.0% below list).
• Recommended offer: $224k (13.0% 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: David L Walker Elt (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 87% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $224,021 (13.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $256,518
• List price: $257,449
• Delta: 0.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 Calamian Dr	0.02mi	4/2.0	1,667 (0%)	2mo	$262,999	$158	98
1201 Calamian Dr	0.03mi	4/2.0	1,667 (0%)	4mo	$267,124	$160	96
1201 Oryx Dr	0.09mi	4/2.0	1,667 (0%)	1mo	$277,999	$167	95
10008 Bawean Dr	0.12mi	4/2.0	1,667 (0%)	2mo	$260,999	$157	93
1233 Calamian Dr	0.05mi	4/2.0	1,707 (+2%)	2mo	$287,999	$169	92
10016 Southwest Dr	0.06mi	4/2.0	1,707 (+2%)	2mo	$271,534	$159	92
529 Hidden Dale Dr	0.44mi	4/2.0	1,661 (-0%)	3mo	$269,900	$162	77
10013 Silent Hollow Dr	0.53mi	4/2.0	1,675 (+0%)	1mo	$249,990	$149	74
1228 Calamian Dr	0.03mi	3/2.0 (-1)	1,474 (-12%)	1mo	$253,199	$172	74
10028 Kudu Dr	0.04mi	3/2.0 (-1)	1,474 (-12%)	2mo	$254,999	$173	72
1104 Meadow Vista Dr	0.67mi	4/2.0	1,898 (+14%)	0mo	$329,990	$174	45
1124 Tanger Ln	0.69mi	4/2.0	1,877 (+13%)	2mo	$339,990	$181	45

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 · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-46,544
• Equity at exit: $38,386

10-year hold

• IRR: -12.4%
• Equity multiple: 0.29×
• Total profit: $-51,020
• Equity at exit: $22,259

Cash invested: $72,086 (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: 1018
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,862/yr
• Insurance: −$107
• HOA: −$42
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-51

Break-even live

Break-even rent $2,305

Max offer price $250,010

Occupancy floor 97%

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: $64,362
• Closing costs: $7,723
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hidden Dale Dr Fort Worth, TX	3.0	2.0	1161	$1,875	$1.61	44d	1	0.38mi
10009 Quail Glen Dr Fort Worth, TX	3.0	2.0	1130	$1,795	$1.59	44d	1	0.57mi
10600 Bilsky Bay Dr Fort Worth, TX	1.0–3.0	1.0–2.0	914	$1,765	$1.93	24d	24	0.88mi
220 Elk Run Dr Fort Worth, TX	3.0	2.0	1781	$1,965	$1.10	15d	1	0.90mi
10905 Fawn Valley Dr Fort Worth, TX	3.0	2.0	1796	$1,885	$1.05	5d	1	1.00mi
1312 Hunters Ridge Dr Crowley, TX	4.0	3.0	2155	$2,700	$1.25	10d	1	1.09mi
10516 Park City Trl Fort Worth, TX	3.0	2.0	1528	$1,895	$1.24	7d	1	1.10mi
205 Crescent Ridge Dr Fort Worth, TX	3.0	2.5	1866	$2,010	$1.08	3d	1	1.13mi
9100 Cranwell Ct Fort Worth, TX	3.0	2.5	1748	$1,950	$1.12	24d	1	1.16mi
212 Crescent Ridge Dr Fort Worth, TX	4.0	2.0	1545	$2,130	$1.38	44d	1	1.16mi
10512 Flagstaff Run Fort Worth, TX	4.0	2.0	1500	$1,865	$1.24	7d	1	1.26mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	44d	1	1.26mi
10540 Flagstaff Run Fort Worth, TX	3.0	2.5	1808	$1,950	$1.08	13d	1	1.27mi
10540 Flagstaff Run Fort Worth, TX	3.0	2.5	1808	$1,975	$1.09	24d	1	1.27mi
1804 Lincolnshire Way Fort Worth, TX	3.0	2.5	1496	$1,850	$1.24	5d	1	1.28mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	44d	1	1.30mi
9004 Willoughby Ct Fort Worth, TX	3.0	2.0	1430	$1,965	$1.37	2d	1	1.34mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	44d	1	1.35mi
1253 Rosedale Springs Ln Fort Worth, TX	4.0	2.0	1757	$2,000	$1.14	13d	1	1.40mi
1812 Hunting Green Dr Fort Worth, TX	3.0	2.0	1402	$1,985	$1.42	44d	1	1.41mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	19d	1	1.45mi
313 Dakota Ridge Dr Fort Worth, TX	3.0	4.0	1945	$1,995	$1.03	17d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 4 events

1. 2026-05-14
   price $257,449 407-char remark
2. 2026-05-14
   status Pending 407-char remark
3. 2026-05-12
   price $259,809 407-char remark
4. 2026-05-05
   listed $262,449 Active 407-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: $26,883
• − Mortgage interest: −$14,421
• − Property taxes: −$3,862
• − Insurance: −$1,287
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$504
• − Depreciation: −$7,489
• Taxable loss: −$4,982
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $579/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: 36,044
• 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

-1.9% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $257,449 NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-05-12 Price Changed $259,809 NTREIS
• 2026-05-05 Listed $262,449 NTREIS