7113 Meandering Creek Ln · Fort Worth, TX 76179

$285,999

4 bd · 2.5 ba · 1,667 sqft · Other · 3 Days on market

Built 2026 Good condition 5,500 sqft lot $58/mo HOA · 3% of rent

---

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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

Key facts

• 5,500 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Green/energy-efficient features including enhanced attic insulation, efficient appliances, insulated doors and windows, low-flow commode, rain/freeze sensors, programmable thermostat and efficient water heater
• Financial info: Listing accepts Cash, Conventional, FHA and VA financing
• HOA & community: Mandatory HOA; Annual association fee with management by Legacy Southwest; Association covers front yard maintenance and management fees

Exterior

• Parking: Attached 2-car garage (garage width ~20 ft, length ~18 ft); 2 covered parking spaces
• Security: Prewired security features with smoke detectors, carbon monoxide detectors and fire alarm
• Utilities: City water and city sewer; Concrete roads, curbs and sidewalks; Not in a municipal utility district
• Home design: Single family residence; One-story entry with additional upstairs bedrooms (one level listed as One); New construction (incomplete) built in 2026; Property faces front (garage faces front)
• Construction: Brick, siding and other exterior materials; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Gutters; Wood fencing; Corner lot with landscaping; Large backyard with grass; Sprinkler system; Subdivision location

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Double oven; Kitchen plumbed for gas; Water line to refrigerator
• Bedrooms: 4 bedrooms (primary on first floor; two bedrooms on second floor); Primary bedroom includes dual sinks, garden tub, separate vanities, linen closet, and walk-in closet(s)
• Flooring: Carpet; Ceramic tile; Other flooring types
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air with zoned system; Ceiling fans
• Interior features: Built-in features and decorative lighting; Kitchen island and walk-in pantry; Open floor plan; Smart home system and sound system wiring; Walk-in closets; Pantry
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $230k (19.7% below list).
• Recommended offer: $230k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bryson El (math 23% / reading 27%, grade F, #3,013 of 4,322 statewide, top 70%, 547 students, 63% FRL); Creekview Middle (math 52% / reading 55%, grade C+, #275 of 1,662 statewide, top 17%, 844 students, 50% FRL); Chisholm Trail H S (math 27% / reading 55%, grade F, #774 of 1,632 statewide, top 49%, 2,493 students, 48% FRL) — zoned schools average 54% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,605 (19.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-46,920
• Equity at exit: $42,643

10-year hold

• IRR: -11.3%
• Equity multiple: 0.36×
• Total profit: $-50,997
• Equity at exit: $24,728

Cash invested: $80,080 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1074
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,500
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$119
• HOA: −$58
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $46

Break-even live

Break-even rent $2,238

Max offer price $285,999

Occupancy floor 93%

Sensitivity live

Price	-10% $208	-5% $127	+0% $46	+5% $-35	+10% $-116
Rent	-10% $-136	-5% $-45	+0% $46	+5% $136	+10% $227
Rate	-1.0pp $190	-0.5pp $118	base $46	+0.5pp $-28	+1.0pp $-104

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Old Ember Ln Fort Worth, TX	3.0	2.0	1260	$1,500	$1.19	9d	1	0.31mi
6848 Valley Creek Dr Fort Worth, TX	3.0	2.0	1537	$1,875	$1.22	1d	1	0.38mi
4964 Creek Ridge Trl Fort Worth, TX	3.0	2.5	2177	$2,140	$0.98	24d	1	0.38mi
8261 Bufflehead Dr Fort Worth, TX	4.0	2.0	1883	$2,295	$1.22	26d	1	0.44mi
8249 Muscovy Dr Fort Worth, TX	4.0	2.5	2095	$2,599	$1.24	17d	1	0.44mi
6824 Turtle Stream Dr Fort Worth, TX	3.0	2.0	1575	$1,925	$1.22	1d	1	0.45mi
4725 Harlequin Dr Fort Worth, TX	3.0	2.0	1636	$2,250	$1.38	7d	1	0.45mi
6812 Valley Creek Dr Fort Worth, TX	4.0	2.0	1764	$1,950	$1.11	22d	1	0.45mi
4705 Harlequin Dr Fort Worth, TX	4.0	2.0	1721	$2,300	$1.34	26d	1	0.50mi
4900 Bass Dr Fort Worth, TX	4.0	3.0	1910	$2,700	$1.41	22d	1	0.51mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,195	$1.28	9d	1	0.51mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,295	$1.33	26d	1	0.51mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$2,021	$1.04	24d	1	0.53mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$1,955	$1.01	22d	1	0.53mi
5100 Waterford Dr Fort Worth, TX	3.0	2.5	1848	$1,850	$1.00	26d	1	0.60mi
5008 Waterford Dr Fort Worth, TX	4.0	2.5	1972	$2,100	$1.06	5d	1	0.61mi
5008 Waterford Dr Fort Worth, TX	4.0	2.5	1972	$2,100	$1.06	26d	1	0.61mi
4545 Waterford Dr Fort Worth, TX	4.0	2.5	1960	$2,086	$1.06	14d	1	0.61mi
6701 Meadow Way Ln Fort Worth, TX	4.0	2.0	1532	$1,950	$1.27	24d	1	0.62mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	14d	1	0.63mi
6521 Trident Ct Fort Worth, TX	4.0	2.0	1802	$2,195	$1.22	1d	1	0.64mi
4937 Waterford Dr Fort Worth, TX	3.0	2.5	1810	$1,879	$1.04	26d	1	0.65mi
8204 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1638	$2,100	$1.28	4d	1	0.65mi
8348 Hawkview Dr Fort Worth, TX	4.0	2.5	2121	$3,000	$1.41	14d	1	0.66mi
5824 Heatherglen Ter Fort Worth, TX	3.0	2.0	1297	$1,865	$1.44	7d	1	0.66mi
4921 Waterford Dr Fort Worth, TX	4.0	2.5	1975	$1,200	$0.61	1d	1	0.66mi
4749 Swan Neck Dr Fort Worth, TX	4.0	2.0	1802	$2,200	$1.22	1d	1	0.67mi
6433 Riverwater Trl Fort Worth, TX	3.0	2.0	1150	$2,100	$1.83	26d	1	0.71mi
8320 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,999	$1.52	1d	1	0.72mi
5612 Northfield Dr Fort Worth, TX	3.0	2.0	1336	$1,983	$1.48	1d	1	0.74mi
5725 Northfield Dr Fort Worth, TX	3.0	2.0	1275	$1,860	$1.46	22d	1	0.75mi
8408 Buck Mountain Pass Fort Worth, TX	4.0	2.5	2131	$2,375	$1.11	26d	1	0.75mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	2.5	1947	$2,195	$1.13	9d	1	0.75mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	3.0	1947	$2,195	$1.13	26d	1	0.75mi
6409 Riverwater Trl Fort Worth, TX	3.0	2.0	1461	$1,900	$1.30	1d	1	0.75mi
5800 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1574	$1,925	$1.22	26d	1	0.76mi
7656 Northumberland Dr Fort Worth, TX	3.0	2.0	2007	$2,325	$1.16	24d	1	0.77mi
5716 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1356	$2,135	$1.57	26d	1	0.77mi
5816 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1608	$2,095	$1.30	26d	1	0.77mi
5620 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1292	$1,950	$1.51	26d	1	0.78mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   listed $285,999 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: $1,095 · $91/mo
• Projected year-2 tax: $5,234 · $436/mo
• Expected delta: +$4,139/yr (+$345/mo · 378.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,553
• − Mortgage interest: −$16,020
• − Property taxes: −$1,095
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − HOA: −$696
• − Depreciation: −$8,320
• Taxable loss: −$4,417
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $1,608/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-story home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modern appliances improve functionality and attract buyers
• Resale Bathroom fixtures — Upgraded fixtures enhance the bathroom's appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances improve functionality and attract buyers ↑
• Resale Bathroom fixtures — Upgraded fixtures enhance the bathroom's appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

2 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-05-06 Listed $285,999 NTREIS