2220 La Vista Ln · Fort Worth, TX 76108

$266,999

3 bd · 2.0 ba · 1,474 sqft · Other · 81 Days on market

Built 2025 5,750 sqft lot $75/mo HOA · 4% of rent ↓ 14% since listing

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 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

LENNAR - Carrell Hills - Newlin Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $267k.

Deal economics

• At list price, monthly cash flow is $-17 ($-208/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (21.1% below list).
• Recommended offer: $211k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Waverly Park El (math 26% / reading 32%, grade F, #2,668 of 4,322 statewide, top 63%, 684 students, 78% FRL).
• Market conditions: Rents soft (-0.2%/yr); 548 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); 45% 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).
• This rent runs 31% 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 $8k 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 81 days — a 6% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,598 (21.1% 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 81 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.6

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: -19.9%
• Equity multiple: 0.32×
• Total profit: $-50,608
• Equity at exit: $39,810

10-year hold

• IRR: -20.2%
• Equity multiple: 0.07×
• Total profit: $-69,620
• Equity at exit: $23,085

Cash invested: $74,760 (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: 548
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$111
• HOA: −$75
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-17

Break-even live

Break-even rent $2,128

Max offer price $263,943

Occupancy floor 96%

Sensitivity live

Price	-10% $134	-5% $58	+0% $-17	+5% $-93	+10% $-168
Rent	-10% $-184	-5% $-100	+0% $-17	+5% $66	+10% $149
Rate	-1.0pp $117	-0.5pp $51	base $-17	+0.5pp $-86	+1.0pp $-157

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Canteen St Fort Worth, TX	4.0	2.0	1667	$2,300	$1.38	21d	1	0.01mi
10721 Revolver Ln Fort Worth, TX	3.0	2.0	1824	$1,900	$1.04	44d	1	0.05mi
2236 Crested Saguaro St Fort Worth, TX	3.0	2.0	1824	$1,900	$1.04	44d	1	0.08mi
11028 Elata Dr Fort Worth, TX	4.0	2.0	1760	$2,425	$1.38	5d	1	0.49mi
1144 Terrace View Dr Fort Worth, TX	3.0	2.0	1680	$1,975	$1.18	13d	1	0.50mi
11100 Santana Dr Fort Worth, TX	3.0	2.0	1229	$2,340	$1.90	45d	1	0.59mi
2516 Concina Way Fort Worth, TX	3.0	2.0	1464	$1,879	$1.28	20d	1	0.59mi
10409 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1441	$1,925	$1.34	44d	1	0.59mi
10529 Splitridge Ct Fort Worth, TX	3.0	2.0	1543	$2,145	$1.39	20d	1	0.63mi
2521 Ensenada Ln Fort Worth, TX	3.0	2.0	1600	$1,950	$1.22	44d	1	0.67mi
933 Burlington Ave Fort Worth, TX	3.0	2.0	1316	$2,010	$1.53	44d	1	0.68mi
10241 Pleasant Mound Dr Fort Worth, TX	3.0	2.0	1765	$2,090	$1.18	13d	1	0.73mi
904 Burlington Ave Fort Worth, TX	3.0–5.0	2.0–2.5	1895	$2,220	$1.17	1d	1	0.74mi
11012 Gray Mare Dr Fort Worth, TX	3.0	2.0	1316	$2,010	$1.53	24d	1	0.78mi
2732 Brea Canyon Rd Fort Worth, TX	3.0	2.0	1582	$2,100	$1.33	17d	1	0.79mi
10909 Deauville Cir S Fort Worth, TX	3.0	2.0	1360	$1,900	$1.40	21d	1	0.79mi
851 Village Point Ln Fort Worth, TX	3.0	2.5	1322	$1,799	$1.36	22d	1	0.80mi
10240 Dawson Trl Fort Worth, TX	3.0	2.5	1844	$1,871	$1.01	44d	1	0.80mi
2220 Barnwell Dr Fort Worth, TX	3.0	2.0	1463	$2,200	$1.50	10d	1	0.87mi
10917 Ives St Fort Worth, TX	4.0	2.0	1772	$2,170	$1.22	24d	1	0.91mi
10913 Ives St Fort Worth, TX	3.0	2.0	1575	$1,751	$1.11	22d	1	0.91mi
10221 Dallam Ln Fort Worth, TX	3.0	2.0	1464	$1,969	$1.34	44d	1	0.93mi
2656 Mistwood Dr Fort Worth, TX	3.0	2.0	1260	$2,245	$1.78	2d	1	0.98mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,295	$1.56	20d	1	0.99mi
2712 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,309	$1.57	44d	1	0.99mi
10140 Dalgreen Cir Fort Worth, TX	4.0	2.0	1660	$2,420	$1.46	6d	1	1.00mi
10136 Dalgreen Cir Fort Worth, TX	3.0–4.0	2.0–2.5	1575	$2,165	$1.37	1d	1	1.01mi
10258 Maverick Dr Unit 58 Fort Worth, TX	3.0	2.0	940	$1,595	$1.70	2d	1	1.01mi
10217 Maverick Dr Fort Worth, TX	3.0	2.0	1492	$2,045	$1.37	44d	1	1.02mi
10275 Aurora Dr Fort Worth, TX	2.0	2.0	880	$1,450	$1.65	44d	1	1.03mi
10116 Dalgreen Cir Fort Worth, TX	4.0	2.0	1667	$2,420	$1.45	44d	1	1.06mi
2757 Mistwood Dr Fort Worth, TX	4.0	2.0	1707	$2,375	$1.39	2d	1	1.06mi
10258 Aurora Dr Fort Worth, TX	2.0	2.0	1231	$1,150	$0.93	44d	1	1.06mi
2765 Mistwood Dr Fort Worth, TX	3.0	2.0	1474	$2,275	$1.54	44d	1	1.06mi
2713 Center Creek Ln Fort Worth, TX	3.0	2.0	1464	$2,340	$1.60	5d	1	1.07mi
10253 Sunset View Dr Fort Worth, TX	4.0	2.0	1640	$2,095	$1.28	44d	1	1.09mi
2745 Center Creek Ln Fort Worth, TX	3.0	2.0	1260	$2,225	$1.77	44d	1	1.10mi
613 Deauville Dr Unit rent one bd-one bath Fort Worth, TX	3.0	2.0	1460	$900	$0.62	44d	1	1.10mi
2708 River Knoll Ln Fort Worth, TX	4.0	2.0	1667	$2,365	$1.42	44d	1	1.11mi
2712 River Knoll Ln Fort Worth, TX	3.0	2.0	1260	$2,099	$1.67	15d	1	1.11mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 9 events

1. 2026-05-05
   soldstatus
2. 2026-04-14
   status Pending
3. 2026-03-20
   price $266,999
4. 2026-03-10
   price $267,999
5. 2026-02-25
   price $268,999
6. 2026-02-20
   price $285,999
7. 2026-02-13
   price $287,999
8. 2026-02-04
   price $293,999
9. 2026-01-23
   listed $309,999 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: $1,135 · $95/mo
• Projected year-2 tax: $4,886 · $407/mo
• Expected delta: +$3,751/yr (+$313/mo · 330.4%)

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

Taxation est. · year 1

• Rental income: $25,272
• − Mortgage interest: −$14,956
• − Property taxes: −$1,135
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$900
• − Depreciation: −$7,767
• Taxable loss: −$4,865
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $960/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

-13.9% since first listed

9 events — show timeline

• 2026-05-05 Sold (Public Records) — Public Records
• 2026-04-14 Pending — NTREIS
• 2026-03-20 Price Changed $266,999 NTREIS
• 2026-03-10 Price Changed $267,999 NTREIS
• 2026-02-25 Price Changed $268,999 NTREIS
• 2026-02-20 Price Changed $285,999 NTREIS
• 2026-02-13 Price Changed $287,999 NTREIS
• 2026-02-04 Price Changed $293,999 NTREIS
• 2026-01-23 Listed $309,999 NTREIS