7205 Ashbourne Way · Fort Worth, TX 76133

$225,000

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 26 Days on market

Built 2001 5,401 sqft lot $152/sqft · 16% below area Est $269k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +8.2/30.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom Hud Home Sold as is. HUD case# 492-610907. Buyer to verify all measurements, HOA schools, etc.

Key facts

• 5,401 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Easements for drainage and water lines; Subdivision: South Meadow Add
• Financial info: Listing accepts Cash, Conventional, FHA, Texas Vet, and VA loans
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Concrete driveway
• Security: Smoke detector(s); Fire alarm
• Utilities: City water; City sewer; Electricity connected; Co-op electric available; Cable available; Asphalt streets, curbs, concrete; 12-inch+ attic insulation
• Home design: Single-family residence; One-story; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 2001
• Exterior features: Covered rear porch; Level lot; Back yard fencing (fenced)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater; Pantry
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace heating; Central air (electric)
• Interior features: Granite counters; Pantry; Walk-in closets; Fireplace (stone, wood-burning); Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (19.2% below list).
• Recommended offer: $182k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Zoned schools: Sycamore El (math 25% / reading 29%, grade F, #2,791 of 4,322 statewide, top 68%, 527 students, 89% FRL) — zoned schools average 89% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

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 26 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $181,911 (19.2% 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. 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: 0.81% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 10.3

CMA / ARV

• ARV (median comp): $268,911
• List price: $225,000
• Delta: -16.33%
• 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
2309 Stagecoach St	0.18mi	3/2.0	1,477 (0%)	1mo	$256,900	$174	91
2413 Hawkwood Ct	0.31mi	3/2.0	1,416 (-4%)	2mo	$265,000	$187	77
6985 Avington Way	0.24mi	3/2.0	1,365 (-8%)	2mo	$237,500	$174	75
2600 S Meadow Dr	0.27mi	3/2.0	1,600 (+8%)	1mo	$304,900	$191	73
6917 Penhurst Dr	0.53mi	3/2.0	1,432 (-3%)	1mo	$215,000	$150	69
2532 Winding Rd	0.35mi	3/2.0	1,347 (-9%)	1mo	$224,000	$166	68
2729 Clovermeadow Dr	0.61mi	3/2.0	1,422 (-4%)	1mo	$229,900	$162	65
7660 Hollow Forest Dr	0.56mi	3/2.0	1,404 (-5%)	2mo	$262,000	$187	64
7741 Galemeadow Ct	0.67mi	3/2.0	1,400 (-5%)	1mo	$260,000	$186	59
2549 Creekwood Ln	0.73mi	3/2.0	1,433 (-3%)	3mo	$260,000	$181	58
3120 Woodlark Dr	0.68mi	3/2.5	1,384 (-6%)	3mo	$249,900	$181	54
2104 Shane Ave	0.68mi	3/2.0	1,597 (+8%)	2mo	$299,000	$187	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.13×
• Total profit: $-55,030
• Equity at exit: $33,548

10-year hold

• IRR: -40.0%
• Equity multiple: -0.35×
• Total profit: $-85,337
• Equity at exit: $19,454

Cash invested: $63,000 (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 76133

• Rents YoY: -0.2%
• Active inventory: 205
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-209

Break-even live

Break-even rent $2,084

Max offer price $188,048

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-145	+0% $-209	+5% $-273	+10% $-337
Rent	-10% $-353	-5% $-281	+0% $-209	+5% $-137	+10% $-65
Rate	-1.0pp $-96	-0.5pp $-152	base $-209	+0.5pp $-267	+1.0pp $-327

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7217 Ashbourne Way Fort Worth, TX	3.0	2.0	1148	$1,875	$1.63	13d	1	0.00mi
7320 Laurelhill Ct S Fort Worth, TX	3.0	2.0	1480	$1,905	$1.29	2d	1	0.20mi
2370 Stagecoach St Fort Worth, TX	3.0	2.0	1214	$1,895	$1.56	5d	1	0.23mi
6936 Laurelhill Ct N Fort Worth, TX	3.0	2.0	1213	$1,995	$1.64	18d	1	0.28mi
7404 Glen Haven Dr Fort Worth, TX	3.0	2.0	1350	$1,995	$1.48	15d	1	0.30mi
7901 Chandra Ln Unit 511 Fort Worth, TX	2.0	2.0	959	$939	$0.98	15d	1	0.34mi
7901 Chandra Ln Unit 7928 Fort Worth, TX	2.0	2.0	959	$1,212	$1.26	3d	1	0.34mi
7901 Chandra Ln Unit 611 Fort Worth, TX	3.0	2.0	1156	$1,131	$0.98	3d	1	0.34mi
2201 Sycamore School Rd Fort Worth, TX	3.0	2.0	1200	$1,750	$1.46	44d	1	0.36mi
7420 Meadow Creek Dr Fort Worth, TX	3.0	2.0	1381	$1,800	$1.30	6d	1	0.37mi
7421 Ridge Rd W Fort Worth, TX	3.0	2.0	1480	$1,839	$1.24	3d	1	0.39mi
7616 Rainbow Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,855	$1.32	44d	1	0.43mi
7617 Hollow Forest Dr Fort Worth, TX	3.0	2.0	1400	$1,900	$1.36	4d	1	0.43mi
2201 Sycamore School Rd Unit 2258 Fort Worth, TX	2.0	2.0	1200	$1,135	$0.95	44d	1	0.48mi
2201 Sycamore School Rd Unit 2121 Fort Worth, TX	2.0	2.0	1200	$1,102	$0.92	3d	1	0.48mi
2201 Sycamore School Rd Unit 611 Fort Worth, TX	3.0	2.0	1318	$1,322	$1.00	44d	1	0.48mi
2201 Sycamore School Rd Unit 3121 Fort Worth, TX	3.0	2.0	1318	$1,279	$0.97	3d	1	0.48mi
2520 Clovermeadow Dr Fort Worth, TX	3.0	2.0	1567	$2,029	$1.29	5d	1	0.50mi
6824 Loma Vista Dr Fort Worth, TX	3.0	2.0	1540	$1,980	$1.29	44d	1	0.52mi
3029 Meadowmoor St Fort Worth, TX	3.0	2.0	1376	$1,809	$1.31	5d	1	0.52mi
6804 S Creek Dr Fort Worth, TX	2.0	2.0	1112	$1,500	$1.35	25d	1	0.54mi
7664 Hollow Point Dr Fort Worth, TX	3.0	2.0	1400	$1,895	$1.35	25d	1	0.54mi
2618 Butterfield Dr Fort Worth, TX	3.0	2.0	1312	$1,810	$1.38	44d	1	0.56mi
6838 S Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,395	$1.00	3d	1	0.59mi
6708 S Creek Dr Fort Worth, TX	2.0	1.0	1048	$1,250	$1.19	25d	1	0.60mi
6706 Crestmont Ct Fort Worth, TX	3.0	2.0	1200	$1,495	$1.25	18d	1	0.63mi
6706 Crestmont Ct Fort Worth, TX	3.0	2.0	1200	$1,495	$1.25	17d	1	0.63mi
6709 Ridgecrest Ct Fort Worth, TX	2.0	1.0	1004	$1,495	$1.49	44d	1	0.63mi
7741 Galemeadow Ct Fort Worth, TX	3.0	2.0	1400	$1,870	$1.34	21d	1	0.64mi
2508 Creekwood Ln Fort Worth, TX	3.0	2.5	1867	$2,145	$1.15	5d	1	0.65mi
2109 Shane Ave Fort Worth, TX	3.0	2.5	1563	$1,990	$1.27	21d	1	0.65mi
6714 Glenbrook Ln Fort Worth, TX	2.0	2.0	1000	$1,550	$1.55	44d	1	0.65mi
7251 Crowley Rd Fort Worth, TX	1.0–2.0	1.0–2.0	775	$1,415	$1.83	44d	12	0.65mi
6719 Loma Vista Dr Fort Worth, TX	2.0	1.0	1000	$1,375	$1.38	25d	1	0.66mi
2609 Galemeadow Dr Fort Worth, TX	3.0	2.0	1356	$1,995	$1.47	5d	1	0.67mi
1900 Wurzburg Dr Fort Worth, TX	4.0	2.0	1607	$1,800	$1.12	25d	1	0.67mi
6620 S Creek Dr Fort Worth, TX	2.0	2.0	1095	$1,450	$1.32	6d	1	0.67mi
1940 Willow Vale Dr Fort Worth, TX	3.0	2.0	1634	$2,125	$1.30	5d	1	0.68mi
2911 Forest Creek Dr Fort Worth, TX	3.0	2.0	1188	$1,800	$1.52	13d	1	0.68mi
3324 Green Ridge St Fort Worth, TX	3.0	2.0	1250	$1,695	$1.36	44d	1	0.69mi

Listing history 8 events

1. 2026-06-02
   statusdays on market $225,000 Pending 26 DOM
2. 2026-06-01
   days on market $225,000 Active Option Contract 25 DOM
3. 2026-05-31
   days on market $225,000 Active Option Contract 24 DOM
4. 2026-05-12
   historical Active Option Contract 1025-char remark
5. 2026-05-07
   listed $225,000 Active 1025-char remark
6. 2012-02-10
   soldstatus Closed 104-char remark

   Show marketing remark (104 chars)

   3 Bedroom Hud Home Sold as is. HUD case# 492-610907. Buyer to verify all measurements, HOA schools, etc.

7. 2011-12-14
   status Pending 104-char remark

   Show marketing remark (104 chars)

   3 Bedroom Hud Home Sold as is. HUD case# 492-610907. Buyer to verify all measurements, HOA schools, etc.

8. 2011-11-29
   listed $63,000 Active 104-char remark

   Show marketing remark (104 chars)

   3 Bedroom Hud Home Sold as is. HUD case# 492-610907. Buyer to verify all measurements, HOA schools, etc.

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,471 · $373/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 1/10 Low
• 🌡 Heat 8/10 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: $21,829
• − Mortgage interest: −$12,603
• − Property taxes: −$4,471
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,545
• Taxable loss: −$6,409
• Est. tax savings @ 24.0%: +$1,538
• After-tax cash flow: $-972/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: 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): 53,958
• Household income: $75,523
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 2000.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 34% Black 21% Two or more races 19% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Philippines
• Languages at home: 70% English-only · Spanish 25% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -196.95%
• Current HPI: 293.8679
• Rent YoY: ▼ -0.20%
• 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

+257.1% since first listed

8 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-26 Contingent — NTREIS
• 2026-05-21 Relisted — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-05-07 Listed $225,000 NTREIS
• 2012-02-10 Sold (MLS) — NTREIS
• 2011-12-14 Pending — NTREIS
• 2011-11-29 Listed $63,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $4,471 · +9.0% YoY. Source: county tax records.