2632 Prima Vista Dr · Fort Worth, TX 76108

$293,999

4 bd · 2.0 ba · 1,720 sqft · Other · 15 Days on market

Built 2025 5,750 sqft lot $81/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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

West Square - Ramsey Floorplan

Key facts

• 5,750 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $294k.

Deal economics

• At list price, monthly cash flow is $9 ($102/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 $233k (20.6% below list).
• Recommended offer: $233k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Fort Worth ISD (urban): math 18% / reading 28% proficiency, ranked #742 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Western Hills El (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 548 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 553 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).
• This rent runs 35% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 15 days — a 2% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,313 (20.6% 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: 0.79% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-54,021
• Equity at exit: $43,836

10-year hold

• IRR: -18.9%
• Equity multiple: 0.11×
• Total profit: $-73,115
• Equity at exit: $25,420

Cash invested: $82,320 (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 76108

• Home prices YoY: -32.5%
• Rents YoY: -0.2%
• Active inventory: 553
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$122
• HOA: −$81
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $9

Break-even live

Break-even rent $2,322

Max offer price $293,999

Occupancy floor 95%

Sensitivity live

Price	-10% $175	-5% $92	+0% $9	+5% $-75	+10% $-158
Rent	-10% $-176	-5% $-84	+0% $9	+5% $101	+10% $193
Rate	-1.0pp $157	-0.5pp $83	base $9	+0.5pp $-68	+1.0pp $-145

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10116 Dalgreen Cir Fort Worth, TX	4.0	2.0	1667	$2,420	$1.45	45d	1	0.15mi
2713 Center Creek Ln Fort Worth, TX	3.0	2.0	1464	$2,340	$1.60	7d	1	0.18mi
10136 Dalgreen Cir Fort Worth, TX	3.0–4.0	2.0–2.5	1575	$2,475	$1.57	0d	1	0.20mi
2408 Edisto Beach Dr Fort Worth, TX	4.0	2.0	1773	$2,199	$1.24	7d	1	0.20mi
10140 Dalgreen Cir Fort Worth, TX	4.0	2.0	1660	$2,420	$1.46	8d	1	0.21mi
2708 River Knoll Ln Fort Worth, TX	4.0	2.0	1667	$2,365	$1.42	45d	1	0.21mi
2712 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	17d	1	0.22mi
2636 Mistwood Dr Fort Worth, TX	3.0	2.0	2160	$2,210	$1.02	7d	1	0.23mi
2716 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	22d	1	0.23mi
2656 Mistwood Dr Fort Worth, TX	3.0	2.0	1260	$2,245	$1.78	4d	1	0.23mi
2745 Center Creek Ln Fort Worth, TX	3.0	2.0	1260	$2,225	$1.77	45d	1	0.24mi
2205 Sadlers Creek Ln Fort Worth, TX	3.0	2.0	2132	$2,105	$0.99	26d	1	0.24mi
2205 Sadlers Creek Ln Fort Worth, TX	3.0	2.0	1802	$2,326	$1.29	45d	1	0.24mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,309	$1.57	45d	1	0.25mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,295	$1.56	21d	1	0.25mi
2316 Stallings Rd Fort Worth, TX	3.0	2.0	1429	$2,295	$1.61	26d	1	0.29mi
2757 Mistwood Dr Fort Worth, TX	4.0	2.0	1707	$2,375	$1.39	4d	1	0.29mi
9704 Calhoun Falls Dr Fort Worth, TX	3.0	2.0	1469	$2,175	$1.48	26d	1	0.30mi
2765 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,275	$1.54	45d	1	0.31mi
2220 Barnwell Dr Fort Worth, TX	3.0	2.0	1463	$2,200	$1.50	12d	1	0.34mi
9724 Apex Dr Fort Worth, TX	4.0	2.0	1880	$2,350	$1.25	45d	1	0.37mi
9708 Apex Dr Fort Worth, TX	4.0	2.0	1776	$2,300	$1.30	45d	1	0.40mi
10241 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1765	$2,090	$1.18	14d	1	0.45mi
9732 Walnut Cove Dr Fort Worth, TX	4.0	2.0	1584	$2,074	$1.31	22d	1	0.45mi
10240 Dawson Trl Fort Worth, TX	3.0	2.5	1844	$1,871	$1.01	45d	1	0.50mi
10061 Pronghorn Ln Fort Worth, TX	3.0	2.0	1694	$1,995	$1.18	3d	1	0.52mi
9749 Fallston Dr Fort Worth, TX	4.0	2.0	1773	$2,550	$1.44	46d	1	0.53mi
10221 Dallam Ln Fort Worth, TX	3.0	2.0	1464	$1,969	$1.34	45d	1	0.54mi
3104 Middleview Rd Fort Worth, TX	3.0	2.0	1540	$1,995	$1.30	26d	1	0.54mi
2521 Ensenada Ln Fort Worth, TX	3.0	2.0	1600	$1,950	$1.22	45d	1	0.57mi
3120 Middleview Rd Fort Worth, TX	3.0	2.5	1543	$1,899	$1.23	0d	1	0.58mi
2213 Rolling Creek Run Fort Worth, TX	3.0	2.0	1244	$2,095	$1.68	0d	1	0.58mi
10409 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1441	$1,925	$1.34	45d	1	0.59mi
9925 Amaryllis Ln Fort Worth, TX	3.0	2.0	1556	$2,195	$1.41	17d	1	0.60mi
2732 Brea Canyon Rd Fort Worth, TX	3.0	2.0	1582	$2,100	$1.33	18d	1	0.61mi
9721 Cherryville Rd Fort Worth, TX	4.0	2.0	1814	$2,500	$1.38	18d	1	0.61mi
2516 Concina Way Fort Worth, TX	3.0	2.0	1464	$1,879	$1.28	21d	1	0.64mi
3213 Westland Ave Fort Worth, TX	3.0	2.0	1509	$1,995	$1.32	45d	1	0.67mi
9413 Fallston Dr Fort Worth, TX	4.0	2.0	1649	$2,455	$1.49	45d	1	0.73mi
1625 Gatesville Ct Fort Worth, TX	4.0	2.0	1729	$2,510	$1.45	7d	1	0.77mi

HOA detail

• Monthly dues: $81 · $972/yr

Listing history 7 events

1. 2026-06-21
   days on market $293,999 Active 15 DOM
2. 2026-06-18
   days on market $293,999 Active 12 DOM
3. 2026-06-17
   days on market $293,999 Active 11 DOM
4. 2026-06-16
   days on market $293,999 Active 10 DOM
5. 2026-06-15
   pricestatus $293,999 Active 9 DOM
6. 2026-03-29
   status Pending
7. 2026-03-20
   listed $297,199 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: $1,073 · $89/mo
• Projected year-2 tax: $5,380 · $448/mo
• Expected delta: +$4,308/yr (+$359/mo · 401.6%)

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

Taxation est. · year 1

• Rental income: $27,998
• − Mortgage interest: −$16,469
• − Property taxes: −$1,073
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$972
• − Depreciation: −$8,553
• Taxable loss: −$5,018
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $1,307/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: Fort Worth ISD
• NCES district ID: 4819700
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $42,109
• Composite: 19.61/100
• National rank: #8753
• State rank: #742 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): 45,537
• Household income: $80,412
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 774.0

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 21% Vietnamese 1% Tagalog/Filipino 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: ▼ -141.39%
• Current HPI: 294.2459
• Rent YoY: ▼ -0.18%
• 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

• 2026-03-29 Pending — NTREIS
• 2026-03-20 Listed $297,199 NTREIS