741 Soaring Hawk Dr · Fort Worth, TX 76008

$385,490

4 bd · 2.0 ba · 2,135 sqft · SingleFamily · 34 Days on market

Built 2026 Good condition 6,011 sqft lot $181/sqft · at area comps Est $380k · at est. $88/mo HOA · 3% of rent

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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 +11.0/30.0
• ARV discount +6.9/15.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful New D.R. Horton home in the Morningstar community located in highly sought-after Aledo ISD! The Crownpoint floorplan, Elevation F with an estimated summer completion, offers a well-designed single-story layout featuring 4 bedrooms, 2 bathrooms, and a 2-car garage, with flexible living spaces ideal for today’s lifestyle. The open-concept design connects the spacious family room to the dining area and modern kitchen, creating an inviting space for everyday living and entertaining. The kitchen is equipped with 42” upper cabinets with crown molding, quartz countertops, a ceramic tile backsplash, stainless steel appliances, and an electric range, along with a pantry for added storage. Luxury vinyl plank flooring extends throughout the main living areas, providing both durability and style. The private primary suite includes a well-appointed en-suite bath and walk-in closet, while three secondary bedroom-one of which may be used as a study or flex space offers versatility for family, guests, or a home office. A covered patio enhances outdoor living, and thoughtful design details, modern finishes, and energy-efficient construction complete this impressive home. Morningstar residents enjoy resort-style pools, playgrounds, parks, a dog park, and scenic walking trails.

Key facts

• Open-concept design
• Quartz countertops
• Aledo isd

Tags

• ALEDO ISD
• CROWNPOINT FLOORPLAN
• OPEN-CONCEPT DESIGN
• MODERN KITCHEN
• 42 UPPER CABINETS
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (15.0% below list).
• Recommended offer: $327k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Mccall El (math 60% / reading 64%, grade B, #321 of 4,322 statewide, top 8%, 570 students, 15% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 825 active listings in the ZIP; 5 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; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Recommended offer $327,484 (15.0% 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 34 days. Have you received any prior offers? Is the seller open to a 15% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $380,460
• List price: $385,490
• Delta: 1.32%
• 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
15157 Ram Rock Dr	0.12mi	4/2.0	2,125 (-0%)	0mo	$380,535	$179	93
712 Bushman Dr	0.10mi	4/2.5	2,035 (-5%)	1mo	$382,185	$188	85
15149 Ram Rock Dr	0.11mi	4/2.5	2,035 (-5%)	0mo	$380,385	$187	85
737 Lyft Ln	0.21mi	4/3.0	2,153 (+1%)	1mo	$411,490	$191	84
15153 Ram Rock Dr	0.12mi	4/2.0	1,834 (-14%)	0mo	$367,085	$200	71
213 Palmerston Dr	0.56mi	3/2.0 (-1)	2,100 (-2%)	0mo	$375,000	$179	66
200 Open Sky Dr	0.62mi	4/2.0	2,196 (+3%)	1mo	$430,000	$196	66
124 Gill Point Ln	0.58mi	4/2.5	2,209 (+4%)	1mo	$390,000	$177	65
15113 Ruble Ct	0.49mi	4/2.0	2,380 (+12%)	0mo	$415,000	$174	58
14841 Gladstone Dr	0.43mi	3/2.0 (-1)	1,876 (-12%)	0mo	$364,900	$195	54
14824 Complacent Way	0.53mi	3/2.0 (-1)	1,853 (-13%)	0mo	$349,900	$189	48
14829 Complacent Way	0.56mi	3/2.0 (-1)	1,816 (-15%)	0mo	$359,000	$198	44

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-70,142
• Equity at exit: $57,478

10-year hold

• IRR: -9.1%
• Equity multiple: 0.42×
• Total profit: $-62,817
• Equity at exit: $33,330

Cash invested: $107,937 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 825
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,275 high
• Mortgage (P&I): −$2,022
• Tax est. 1.5%: −$482 /mo · $5,782/yr
• Insurance: −$161
• HOA: −$88
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-165

Break-even live

Break-even rent $3,484

Max offer price $361,627

Occupancy floor —

Sensitivity live

Price	-10% $101	-5% $-32	+0% $-165	+5% $-298	+10% $-431
Rent	-10% $-424	-5% $-294	+0% $-165	+5% $-36	+10% $94
Rate	-1.0pp $29	-0.5pp $-67	base $-165	+0.5pp $-265	+1.0pp $-366

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: $96,372
• Closing costs: $11,565
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Gill Point Ln Aledo, TX	4.0	2.5	2858	$3,650	$1.28	7d	1	0.39mi
14824 Brettridge Dr Aledo, TX	4.0	3.5	2782	$3,321	$1.19	45d	1	0.60mi
15049 Chipwood Dr Aledo, TX	3.0	3.0	2337	$3,500	$1.50	45d	1	0.81mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	14d	1	0.92mi
14953 Gentry Dr Aledo, TX	3.0	2.5	2866	$3,300	$1.15	45d	1	0.97mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: electriclandscapingpool

Listing history 2 events

1. 2026-05-05
   status Pending 1301-char remark

   Show marketing remark (1301 chars)

   Beautiful New D.R. Horton home in the Morningstar community located in highly sought-after Aledo ISD! The Crownpoint floorplan, Elevation F with an estimated summer completion, offers a well-designed single-story layout featuring 4 bedrooms, 2 bathrooms, and a 2-car garage, with flexible living spaces ideal for today’s lifestyle. The open-concept design connects the spacious family room to the dining area and modern kitchen, creating an inviting space for everyday living and entertaining. The kitchen is equipped with 42” upper cabinets with crown molding, quartz countertops, a ceramic tile backsplash, stainless steel appliances, and an electric range, along with a pantry for added storage. Luxury vinyl plank flooring extends throughout the main living areas, providing both durability and style. The private primary suite includes a well-appointed en-suite bath and walk-in closet, while three secondary bedroom-one of which may be used as a study or flex space offers versatility for family, guests, or a home office. A covered patio enhances outdoor living, and thoughtful design details, modern finishes, and energy-efficient construction complete this impressive home. Morningstar residents enjoy resort-style pools, playgrounds, parks, a dog park, and scenic walking trails.

2. 2026-04-01
   listed $385,490 Active 1301-char remark

   Show marketing remark (1301 chars)

   Beautiful New D.R. Horton home in the Morningstar community located in highly sought-after Aledo ISD! The Crownpoint floorplan, Elevation F with an estimated summer completion, offers a well-designed single-story layout featuring 4 bedrooms, 2 bathrooms, and a 2-car garage, with flexible living spaces ideal for today’s lifestyle. The open-concept design connects the spacious family room to the dining area and modern kitchen, creating an inviting space for everyday living and entertaining. The kitchen is equipped with 42” upper cabinets with crown molding, quartz countertops, a ceramic tile backsplash, stainless steel appliances, and an electric range, along with a pantry for added storage. Luxury vinyl plank flooring extends throughout the main living areas, providing both durability and style. The private primary suite includes a well-appointed en-suite bath and walk-in closet, while three secondary bedroom-one of which may be used as a study or flex space offers versatility for family, guests, or a home office. A covered patio enhances outdoor living, and thoughtful design details, modern finishes, and energy-efficient construction complete this impressive home. Morningstar residents enjoy resort-style pools, playgrounds, parks, a dog park, and scenic walking trails.

ⓘ 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: $39,298
• − Mortgage interest: −$21,593
• − Property taxes: −$5,782
• − Insurance: −$1,927
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − HOA: −$1,056
• − Depreciation: −$11,214
• Taxable loss: −$8,563
• Est. tax savings @ 24.0%: +$2,055
• After-tax cash flow: $76/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 · 6 photos

Good 80/100 None rehab

This single-family home in the Morningstar community is in excellent condition with a modern kitchen and spacious living areas. It is move-in ready and would benefit from minor exterior and interior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances maintenance — Keeps the kitchen appliances in top condition

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances maintenance — Keeps the kitchen appliances in top condition ↑

ⓘ 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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 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

• County: Parker County · 144,797 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

• 2026-05-05 Pending — NTREIS
• 2026-04-01 Listed $385,490 NTREIS