4217 Trickling Creek Ln · Fort Worth, TX 76036

$319,500

4 bd · 2.0 ba · 1,875 sqft · Other · 86 Days on market

Built 2025 5,750 sqft lot $170/sqft · at area comps Est $327k · at est. $42/mo HOA · 2% of rent ↓ 9% 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 +11.8/30.0
• ARV discount +8.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 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

*Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. * The Justin is a single story, approx. 1,875 sq. ft, home offering 4 bedrooms and 2 baths. This home features a long entryway leading into the open-concept kitchen, dining, and living space. The kitchen overlooks the living room and features granite countertops, stainless steel appliances with gas cooking range, a large kitchen island, and a corner walk-in pantry. With the three secondary bedrooms at the front of the home, the main bedroom is located at the back of the home, just off the living room. The private main bedroom features an ensuite bathroom complete with a huge walk in closet and large walk-in shower with ceramic tile surround. The Justin comes with a covered rear patio giving view to the professionally irrigated and landscaped yard. Additional features include tankless water heater; Ceramic tile flooring at Entry, Kitchen, Living Room, Utility and Bathrooms; and full yard sod, landscaping and irrigation. The Justin includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Large kitchen island
• Open-concept kitchen
• Granite countertops

Tags

• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE
• LARGE KITCHEN ISLAND
• CORNER WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (26.0% below list).
• Recommended offer: $236k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 86 days — a 6% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $236,342 (26.0% 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. It's been on market 86 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: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $327,077
• List price: $319,500
• Delta: -2.32%
• 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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-59,177
• Equity at exit: $47,638

10-year hold

• IRR: -13.0%
• Equity multiple: 0.26×
• Total profit: $-66,083
• Equity at exit: $27,625

Cash invested: $89,460 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,363 high
• Mortgage (P&I): −$1,675
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$133
• HOA: −$42
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-88

Break-even live

Break-even rent $2,474

Max offer price $304,012

Occupancy floor 99%

Sensitivity live

Price	-10% $93	-5% $3	+0% $-88	+5% $-178	+10% $-269
Rent	-10% $-274	-5% $-181	+0% $-88	+5% $6	+10% $99
Rate	-1.0pp $73	-0.5pp $-6	base $-88	+0.5pp $-170	+1.0pp $-255

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	14d	1	0.17mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	26d	1	0.17mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	4d	1	0.27mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	45d	1	0.33mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	26d	1	0.42mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	23d	1	0.43mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	45d	1	0.46mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	45d	1	0.48mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	45d	1	0.48mi
1032 Verde Valley Ln Crowley, TX	3.0	2.5	2145	$2,400	$1.12	20d	1	0.49mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	45d	1	0.49mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	45d	1	0.51mi
10368 Fort Crockett Trl Crowley, TX	4.0	2.0	1905	$2,150	$1.13	26d	1	0.52mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	14d	1	0.53mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	45d	1	0.54mi
1013 Verde Valley Ln Crowley, TX	4.0	2.5	2225	$2,400	$1.08	26d	1	0.55mi
4216 Summersweet Ln Crowley, TX	3.0	2.0	1636	$2,129	$1.30	0d	1	0.55mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	45d	1	0.55mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	45d	1	0.56mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,179	$1.45	0d	1	0.61mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	26d	1	0.64mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	7d	1	0.64mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	26d	1	0.66mi
316 Quail Creek Dr Crowley, TX	3.0	2.0	1317	$1,683	$1.28	14d	1	0.67mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	20d	1	0.73mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	14d	1	0.83mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	45d	1	0.84mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	45d	1	0.85mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	45d	1	0.87mi
4932 Water Lily Ln Crowley, TX	3.0	2.0	1848	$2,595	$1.40	14d	1	0.88mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	45d	1	0.92mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	6d	1	0.92mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	45d	1	0.95mi
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	7d	1	1.00mi
5020 Cervinae Rd Crowley, TX	4.0	2.5	1947	$2,550	$1.31	22d	1	1.00mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	21d	1	1.19mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	45d	1	1.23mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	7d	1	1.23mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	45d	1	1.24mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,945	$1.22	0d	1	1.25mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: watergaslandscapingsecurity

Listing history 23 events

1. 2026-06-21
   days on market $319,500 Active 86 DOM
2. 2026-06-18
   days on market $319,500 Active 83 DOM
3. 2026-06-17
   days on market $319,500 Active 82 DOM
4. 2026-06-16
   days on market $319,500 Active 81 DOM
5. 2026-06-15
   days on market $319,500 Active 80 DOM
6. 2026-06-13
   days on market $319,500 Active 78 DOM
7. 2026-06-13
   days on market $319,500 Active 77 DOM
8. 2026-06-09
   days on market $319,500 Active 74 DOM
9. 2026-06-08
   days on market $319,500 Active 73 DOM
10. 2026-06-07
    days on market $319,500 Active 72 DOM
11. 2026-06-04
    days on market $319,500 Active 69 DOM
12. 2026-06-03
    days on market $319,500 Active 68 DOM
13. 2026-06-02
    days on market $319,500 Active 67 DOM
14. 2026-06-01
    days on market $319,500 Active 66 DOM
15. 2026-05-31
    days on market $319,500 Active 65 DOM
16. 2026-05-05
    price $324,500 1253-char remark

    Show marketing remark (1253 chars)

    *Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. * The Justin is a single story, approx. 1,875 sq. ft, home offering 4 bedrooms and 2 baths. This home features a long entryway leading into the open-concept kitchen, dining, and living space. The kitchen overlooks the living room and features granite countertops, stainless steel appliances with gas cooking range, a large kitchen island, and a corner walk-in pantry. With the three secondary bedrooms at the front of the home, the main bedroom is located at the back of the home, just off the living room. The private main bedroom features an ensuite bathroom complete with a huge walk in closet and large walk-in shower with ceramic tile surround. The Justin comes with a covered rear patio giving view to the professionally irrigated and landscaped yard. Additional features include tankless water heater; Ceramic tile flooring at Entry, Kitchen, Living Room, Utility and Bathrooms; and full yard sod, landscaping and irrigation. The Justin includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

17. 2026-04-10
    price $325,000 1253-char remark

    Show marketing remark (1253 chars)

    *Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. * The Justin is a single story, approx. 1,875 sq. ft, home offering 4 bedrooms and 2 baths. This home features a long entryway leading into the open-concept kitchen, dining, and living space. The kitchen overlooks the living room and features granite countertops, stainless steel appliances with gas cooking range, a large kitchen island, and a corner walk-in pantry. With the three secondary bedrooms at the front of the home, the main bedroom is located at the back of the home, just off the living room. The private main bedroom features an ensuite bathroom complete with a huge walk in closet and large walk-in shower with ceramic tile surround. The Justin comes with a covered rear patio giving view to the professionally irrigated and landscaped yard. Additional features include tankless water heater; Ceramic tile flooring at Entry, Kitchen, Living Room, Utility and Bathrooms; and full yard sod, landscaping and irrigation. The Justin includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

18. 2026-04-01
    soldstatus
19. 2026-03-27
    listed $335,000 Active 1253-char remark

    Show marketing remark (1253 chars)

    *Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. * The Justin is a single story, approx. 1,875 sq. ft, home offering 4 bedrooms and 2 baths. This home features a long entryway leading into the open-concept kitchen, dining, and living space. The kitchen overlooks the living room and features granite countertops, stainless steel appliances with gas cooking range, a large kitchen island, and a corner walk-in pantry. With the three secondary bedrooms at the front of the home, the main bedroom is located at the back of the home, just off the living room. The private main bedroom features an ensuite bathroom complete with a huge walk in closet and large walk-in shower with ceramic tile surround. The Justin comes with a covered rear patio giving view to the professionally irrigated and landscaped yard. Additional features include tankless water heater; Ceramic tile flooring at Entry, Kitchen, Living Room, Utility and Bathrooms; and full yard sod, landscaping and irrigation. The Justin includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

20. 2026-01-27
    price $334,990
21. 2025-12-31
    price $332,990
22. 2025-11-09
    price $343,990
23. 2025-11-06
    listed $356,990 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: $1,250 · $104/mo
• Projected year-2 tax: $5,847 · $487/mo
• Expected delta: +$4,597/yr (+$383/mo · 367.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,361
• − Mortgage interest: −$17,897
• − Property taxes: −$1,250
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$504
• − Depreciation: −$9,295
• Taxable loss: −$6,720
• Est. tax savings @ 24.0%: +$1,613
• After-tax cash flow: $561/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

-9.1% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $324,500 NTREIS
• 2026-04-10 Price Changed $325,000 NTREIS
• 2026-04-01 Sold (Public Records) — Public Records
• 2026-03-27 Listed $335,000 NTREIS
• 2026-01-27 Price Changed $334,990 NTREIS
• 2025-12-31 Price Changed $332,990 NTREIS
• 2025-11-09 Price Changed $343,990 NTREIS
• 2025-11-06 Listed $356,990 NTREIS