741 Soaring Hawk Dr

Fort Worth, TX 76008

$385,490D

4 bd · 2.0 ba · 2,135 sqft · Built 2026 · SingleFamily · Pending · 34 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,275/mo
• Mortgage (P&I): −$2,022
• Tax + insurance: −$642
• HOA: −$88
• Vac / Maint / Mgmt: −$688
• Net cashflow: $-165/mo
• Annual: $-1,979/yr
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• 1% rule: 0.85%
• Cash to close: $107,937

Investor read

• This is a 4-bed/2.0-bath single-family listed at $385k. Condition is rated good.
• 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).
• It's been on market 34 days — a 3% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $327k (15.0% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.