4516 Sagecroft Rd · Fort Worth, TX 76036

$240,000

4 bd · 3.0 ba · 2,162 sqft · SingleFamily public records · 71 Days on market

Built 2022 Good condition 7,492 sqft lot $111/sqft · 29% below area Est $338k · 29% under $37/mo HOA · 2% of rent ↓ 9% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original Owner, very nice Centex home, 4 bedrooms, 3 bathrooms, each three fourths, large backyard. Note, photos are of staged furniture NOT actual renderings of the current furniture in the home. Close Proximity to Crowley & Fort Worth via Chisholm Trail Parkway

Key facts

• Large backyard
• 7,492 sq ft lot
• 2 garage spots

Tags

• LARGE BACKYARD
• CLOSE PROXIMITY TO CROWLEY
• CLOSE PROXIMITY TO FORT WORTH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($184/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: schools D+, crime F.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 71 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

• ARV (median comp): $337,626
• List price: $240,000
• Delta: -28.92%
• 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
10304 Canna Lily St	0.40mi	4/3.0	2,090 (-3%)	1mo	$375,000	$179	75
4532 Pentridge Dr	0.48mi	4/2.0	2,160 (-0%)	1mo	$329,900	$153	72
4541 Lyre Leaf Dr	0.29mi	3/2.0 (-1)	2,088 (-3%)	1mo	$344,999	$165	71
10344 Tapioca St	0.44mi	3/3.0 (-1)	2,116 (-2%)	1mo	$364,990	$172	70
4605 Lyre Leaf Dr	0.32mi	4/3.0	2,353 (+9%)	0mo	$421,950	$179	70
9721 Mcclane Farm Dr	0.46mi	4/2.5	2,079 (-4%)	1mo	$356,590	$172	69
9708 Austin Hollow Rd	0.57mi	4/2.5	2,079 (-4%)	1mo	$351,190	$169	64
4537 Aralia St	0.50mi	3/2.0 (-1)	2,088 (-3%)	0mo	$329,999	$158	62
4540 Lyre Leaf Dr	0.26mi	3/2.0 (-1)	1,935 (-10%)	1mo	$339,999	$176	61
4053 Arklow St	0.74mi	4/2.5	1,891 (-12%)	1mo	$269,999	$143	42
4056 Twinleaf Dr	0.73mi	4/2.5	1,891 (-12%)	1mo	$272,749	$144	42
4401 Double Oak Ln	0.63mi	3/2.0 (-1)	2,434 (+13%)	1mo	$310,000	$127	40

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 · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-39,469
• Equity at exit: $35,785

10-year hold

• IRR: -9.9%
• Equity multiple: 0.41×
• Total profit: $-39,399
• Equity at exit: $20,751

Cash invested: $67,200 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1018
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$493 /mo · $5,917/yr
• Insurance: −$100
• HOA: −$37
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $15

Break-even live

Break-even rent $2,391

Max offer price $240,000

Occupancy floor 94%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	44d	1	0.06mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	44d	1	0.08mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	44d	1	0.09mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	19d	1	0.21mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	44d	1	0.29mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	4d	1	0.29mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	44d	1	0.29mi
9717 Snowbell Ln Crowley, TX	4.0	2.0	1928	$2,195	$1.14	22d	1	0.37mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	44d	1	0.38mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	44d	1	0.40mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	24d	1	0.53mi
4924 Sassafras Dr Crowley, TX	3.0	2.0	1479	$2,350	$1.59	44d	1	0.55mi
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	24d	1	0.56mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	44d	1	0.65mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	44d	1	0.66mi
4413 Corner Brook Ln Fort Worth, TX	4.0	2.0	1983	$2,165	$1.09	21d	1	0.69mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	3d	1	0.71mi
5020 Cervinae Rd Crowley, TX	4.0	2.5	1947	$2,550	$1.31	21d	1	0.72mi
4932 Water Lily Ln Crowley, TX	3.0	2.0	1848	$2,595	$1.40	13d	1	0.81mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	13d	1	0.82mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	24d	1	0.82mi
9208 Vineyard Ln Fort Worth, TX	3.0	2.0	1792	$2,300	$1.28	5d	1	0.84mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	44d	1	0.85mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	5d	1	0.85mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	24d	1	0.85mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	22d	1	0.93mi
9233 Cheswick Dr Fort Worth, TX	4.0	3.0	2250	$3,060	$1.36	44d	1	0.94mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	44d	1	0.98mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	24d	1	0.98mi
9729 Wild Prairie Way Crowley, TX	3.0	2.0	1613	$2,500	$1.55	44d	1	1.00mi
5520 McLanahan Ln Crowley, TX	3.0	2.0	1508	$2,195	$1.46	24d	1	1.04mi
10321 Rosegreen Ln Crowley, TX	3.0	2.0	1636	$1,999	$1.22	44d	1	1.05mi
10357 Rosegreen Ln Crowley, TX	3.0	2.0	1898	$2,200	$1.16	44d	1	1.05mi
5609 Cookstown Ln Crowley, TX	4.0	2.5	2095	$2,455	$1.17	24d	1	1.09mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,350	$1.44	24d	1	1.14mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,400	$1.47	13d	1	1.14mi
10356 Holycross Ln Crowley, TX	4.0	2.0	1827	$2,500	$1.37	24d	1	1.14mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	22d	1	1.16mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	44d	1	1.17mi
4029 Thoroughbred Trl Fort Worth, TX	3.0	2.5	2318	$2,195	$0.95	24d	1	1.17mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 5 events

1. 2026-05-19
   status Pending 267-char remark

   Show marketing remark (267 chars)

   Original Owner, very nice Centex home, 4 bedrooms, 3 bathrooms, each three fourths, large backyard. Note, photos are of staged furniture NOT actual renderings of the current furniture in the home. Close Proximity to Crowley & Fort Worth via Chisholm Trail Parkway

2. 2026-05-08
   price $240,000 267-char remark

   Show marketing remark (267 chars)

   Original Owner, very nice Centex home, 4 bedrooms, 3 bathrooms, each three fourths, large backyard. Note, photos are of staged furniture NOT actual renderings of the current furniture in the home. Close Proximity to Crowley & Fort Worth via Chisholm Trail Parkway

3. 2026-05-08
   status Active 267-char remark

   Show marketing remark (267 chars)

   Original Owner, very nice Centex home, 4 bedrooms, 3 bathrooms, each three fourths, large backyard. Note, photos are of staged furniture NOT actual renderings of the current furniture in the home. Close Proximity to Crowley & Fort Worth via Chisholm Trail Parkway

4. 2026-03-03
   status Pending 267-char remark

   Show marketing remark (267 chars)

   Original Owner, very nice Centex home, 4 bedrooms, 3 bathrooms, each three fourths, large backyard. Note, photos are of staged furniture NOT actual renderings of the current furniture in the home. Close Proximity to Crowley & Fort Worth via Chisholm Trail Parkway

5. 2026-01-02
   listed $265,000 Active 267-char remark

   Show marketing remark (267 chars)

   Original Owner, very nice Centex home, 4 bedrooms, 3 bathrooms, each three fourths, large backyard. Note, photos are of staged furniture NOT actual renderings of the current furniture in the home. Close Proximity to Crowley & Fort Worth via Chisholm Trail Parkway

ⓘ 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: $5,917 · $493/mo
• Projected year-2 tax: $5,917 · $493/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $28,922
• − Mortgage interest: −$13,444
• − Property taxes: −$5,917
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$444
• − Depreciation: −$6,982
• Taxable loss: −$3,692
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $1,070/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 · 10 photos

Good 80/100 Cosmetic rehab

This Centex home is in good condition with modern finishes and a well-maintained interior. It is ready for a new owner or tenant with minor touch-ups and routine maintenance.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency, attracting potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency, attracting potential buyers or renters. ↑

ⓘ 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: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 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): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 584.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Vietnamese 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: ▼ -80.45%
• Current HPI: 238.6365
• Rent YoY: ▲ 2.28%
• 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

-9.4% since first listed

5 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-08 Price Changed $240,000 NTREIS
• 2026-05-08 Relisted — NTREIS
• 2026-03-03 Pending — NTREIS
• 2026-01-02 Listed $265,000 NTREIS

Property tax history

+65.3%/yr

Latest (2025): $5,917 · -12.8% YoY. Source: county tax records.