1241 Camden Yard Dr · Fort Worth, TX 76028

$235,000

3 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 67 Days on market

Built 2009 5,500 sqft lot $159/sqft · 16% below area Est $280k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +7.2/30.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this beautifully maintained 3-bedroom, 2-bath home in Burleson offers comfort, style, and everyday convenience. Step inside to a bright and inviting open floor plan featuring a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen boasts ample cabinet space, modern finishes, and a cozy dining area ideal for family meals. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the secondary bedrooms are perfect for family, guests, or a home office. Enjoy outdoor living in the private backyard with plenty of room for gatherings, play, or gardening. Conveniently located near shopping, dining, parks, and major highways, this home is a fantastic opportunity for first-time buyers or anyone looking for a well-cared-for property in a great location!

Key facts

• Open floor plan
• Cozy dining area
• Private backyard

Tags

• OPEN FLOOR PLAN
• AMPLE CABINET SPACE
• PRIVATE BACKYARD
• COZY DINING AREA
• ENSUITE BATH
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (16.5% below list).
• Recommended offer: $177k (24.7% below list) — sets the bar for cash-flow.

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.
• Burleson ISD (suburban): math 41% / reading 48% proficiency, ranked #236 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $7k 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 67 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,064 (24.7% 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 67 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.83% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 10.0

CMA / ARV

• ARV (median comp): $280,045
• List price: $235,000
• Delta: -16.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12421 Hunters Mill Trl	0.14mi	3/2.0	1,573 (+6%)	1mo	$275,000	$175	83
12404 Hunters Mill Trl	0.19mi	3/2.0	1,463 (-1%)	17mo	$265,000	$181	75
12233 Hunters Knoll Dr	0.36mi	3/2.0	1,546 (+4%)	2mo	$285,000	$184	75
12316 Silver Mist Trl	0.31mi	3/2.0	1,445 (-2%)	24mo	$300,000	$208	62
12229 Hunters Knoll Dr	0.36mi	3/2.0	1,622 (+9%)	11mo	$287,000	$177	58
12409 Seven Eagles Ln	0.23mi	3/2.0	1,330 (-10%)	17mo	$274,990	$207	58
12104 Rolling Ridge Dr	0.46mi	3/2.0	1,604 (+8%)	12mo	$277,900	$173	55
1525 Wickham Dr	0.71mi	3/2.0	1,307 (-12%)	1mo	$280,000	$214	46
12113 Rolling Ridge Dr	0.43mi	3/2.0	1,351 (-9%)	23mo	$279,900	$207	46
12124 Lunar Ln	0.61mi	3/2.0	1,408 (-5%)	23mo	$200,995	$143	44
1632 Village Park Trl	0.74mi	3/2.0	1,527 (+3%)	22mo	$255,000	$167	42
12132 Bellegrove Rd	0.71mi	3/2.0	1,543 (+4%)	23mo	$289,000	$187	41

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.07×
• Total profit: $-61,162
• Equity at exit: $35,039

10-year hold

• IRR: -33.0%
• Equity multiple: -0.35×
• Total profit: $-88,928
• Equity at exit: $20,319

Cash invested: $65,800 (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 76028

• Home prices YoY: -33.4%
• Rents YoY: 1.8%
• Active inventory: 679
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$547 /mo · $6,569/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-328

Break-even live

Break-even rent $2,377

Max offer price $177,064

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12220 Hunters Crossing Ln Burleson, TX	3.0	2.0	1385	$1,789	$1.29	44d	1	0.38mi
12204 Hunters Crossing Ln Burleson, TX	3.0	2.0	1580	$1,905	$1.21	44d	1	0.42mi
901 E Rendon Crowley Rd Burleson, TX	1.0–3.0	1.0–2.0	1181	$2,745	$2.32	1d	49	0.63mi
970 Weis Blvd Unit 8107 Cross Timber, TX	2.0	2.0	1130	$1,599	$1.42	5d	1	0.70mi
1832 Wickham Dr Burleson, TX	3.0	2.0	1509	$1,100	$0.73	5d	1	0.85mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	44d	1	1.02mi
1324 Sierra Blanca Dr Burleson, TX	3.0	2.0	1541	$2,000	$1.30	44d	1	1.05mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	44d	1	1.17mi
757 Dema Ln Burleson, TX	3.0	2.0	1432	$1,869	$1.31	3d	1	1.36mi
741 Dema Ln Burleson, TX	3.0	2.0	1447	$2,000	$1.38	25d	1	1.37mi

Listing history 16 events

1. 2026-05-18
   historical Active Option Contract 877-char remark

   Show marketing remark (877 chars)

   Charming and move-in ready, this beautifully maintained 3-bedroom, 2-bath home in Burleson offers comfort, style, and everyday convenience. Step inside to a bright and inviting open floor plan featuring a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen boasts ample cabinet space, modern finishes, and a cozy dining area ideal for family meals. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the secondary bedrooms are perfect for family, guests, or a home office. Enjoy outdoor living in the private backyard with plenty of room for gatherings, play, or gardening. Conveniently located near shopping, dining, parks, and major highways, this home is a fantastic opportunity for first-time buyers or anyone looking for a well-cared-for property in a great location!

2. 2026-05-14
   price $235,000 877-char remark

   Show marketing remark (877 chars)

   Charming and move-in ready, this beautifully maintained 3-bedroom, 2-bath home in Burleson offers comfort, style, and everyday convenience. Step inside to a bright and inviting open floor plan featuring a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen boasts ample cabinet space, modern finishes, and a cozy dining area ideal for family meals. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the secondary bedrooms are perfect for family, guests, or a home office. Enjoy outdoor living in the private backyard with plenty of room for gatherings, play, or gardening. Conveniently located near shopping, dining, parks, and major highways, this home is a fantastic opportunity for first-time buyers or anyone looking for a well-cared-for property in a great location!

3. 2026-04-23
   price $246,000 877-char remark

   Show marketing remark (877 chars)

   Charming and move-in ready, this beautifully maintained 3-bedroom, 2-bath home in Burleson offers comfort, style, and everyday convenience. Step inside to a bright and inviting open floor plan featuring a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen boasts ample cabinet space, modern finishes, and a cozy dining area ideal for family meals. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the secondary bedrooms are perfect for family, guests, or a home office. Enjoy outdoor living in the private backyard with plenty of room for gatherings, play, or gardening. Conveniently located near shopping, dining, parks, and major highways, this home is a fantastic opportunity for first-time buyers or anyone looking for a well-cared-for property in a great location!

4. 2026-04-09
   price $250,000 877-char remark

   Show marketing remark (877 chars)

   Charming and move-in ready, this beautifully maintained 3-bedroom, 2-bath home in Burleson offers comfort, style, and everyday convenience. Step inside to a bright and inviting open floor plan featuring a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen boasts ample cabinet space, modern finishes, and a cozy dining area ideal for family meals. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the secondary bedrooms are perfect for family, guests, or a home office. Enjoy outdoor living in the private backyard with plenty of room for gatherings, play, or gardening. Conveniently located near shopping, dining, parks, and major highways, this home is a fantastic opportunity for first-time buyers or anyone looking for a well-cared-for property in a great location!

5. 2026-03-22
   listed $260,000 Active 877-char remark

   Show marketing remark (877 chars)

   Charming and move-in ready, this beautifully maintained 3-bedroom, 2-bath home in Burleson offers comfort, style, and everyday convenience. Step inside to a bright and inviting open floor plan featuring a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen boasts ample cabinet space, modern finishes, and a cozy dining area ideal for family meals. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the secondary bedrooms are perfect for family, guests, or a home office. Enjoy outdoor living in the private backyard with plenty of room for gatherings, play, or gardening. Conveniently located near shopping, dining, parks, and major highways, this home is a fantastic opportunity for first-time buyers or anyone looking for a well-cared-for property in a great location!

6. 2026-02-17
   soldstatus
7. 2026-01-12
   historical
8. 2025-12-17
   listed $250,000 Active
9. 2018-07-03
   soldstatus
10. 2018-07-02
    soldstatus Sold
11. 2018-06-08
    status Pending
12. 2018-06-03
    historical Active Option Contract
13. 2018-05-31
    listed $170,000 Active
14. 2010-03-04
    soldstatus
15. 2010-02-01
    historical
16. 2009-07-28
    listed $99,999

ⓘ 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: $6,569 · $547/mo
• Projected year-2 tax: $6,569 · $547/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,540
• − Mortgage interest: −$13,164
• − Property taxes: −$6,569
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$6,836
• Taxable loss: −$7,970
• Est. tax savings @ 24.0%: +$1,913
• After-tax cash flow: $-2,023/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: Burleson ISD
• NCES district ID: 4812180
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $69,349
• Composite: 40.05/100
• National rank: #3818
• State rank: #236 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: Johnson County · 147,987 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 81,549
• Household income: $101,138
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1117.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -141.44%
• Current HPI: 282.466
• Rent YoY: ▲ 1.78%
• 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

+135.0% since first listed

16 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-14 Price Changed $235,000 NTREIS
• 2026-04-23 Price Changed $246,000 NTREIS
• 2026-04-09 Price Changed $250,000 NTREIS
• 2026-03-22 Listed $260,000 NTREIS
• 2026-02-17 Sold (Public Records) — Public Records
• 2026-01-12 Listing Removed — NTREIS
• 2025-12-17 Listed $250,000 NTREIS
• 2018-07-03 Sold (Public Records) — Public Records
• 2018-07-02 Sold (MLS) — NTREIS
• 2018-06-08 Pending — NTREIS
• 2018-06-03 Contingent — NTREIS
• 2018-05-31 Listed $170,000 NTREIS
• 2010-03-04 Sold (MLS) — NTREIS
• 2010-02-01 Listing Removed — NTREIS
• 2009-07-28 Listed $99,999 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $6,569 · -0.9% YoY. Source: county tax records.