10760 Bloodstone Dr · Fort Worth, TX 76036

$319,990

3 bd · 2.0 ba · 1,587 sqft · Other · 1 Days on market

Built 2026 5,750 sqft lot $63/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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning new D. R. Horton home in the Rock Creek Ranch community located in Fort Worth and Crowley ISD! Complete and Move-in Ready! The single-story Dove floorplan Elevation G offers 3 bedrooms, 2 bathrooms, and a 2-car garage, featuring an efficient open-concept layout designed for comfortable everyday living. The family room, dining area, and contemporary kitchen flow together seamlessly, creating a bright and inviting space ideal for entertaining and gathering. The well-appointed kitchen includes quartz countertops, 36” painted cabinets, stainless steel appliances, a gas range, stainless steel sink, center island, and a walk-in pantry for practical storage. The private primary suit

Key facts

• Quartz countertops
• En-suite bath
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• PRIVATE PRIMARY SUITE
• EN-SUITE BATH

Property features AI

Finance

• Other: Minerals retained by developer (exclusion)
• Financial info: Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA with annual fee (management fees included); HOA managed by Neighborhood Management; Community features: clubhouse, community pool, jogging/bike path, park, playground, sidewalks, curbs

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 covered parking spaces; No carport spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual water meter; Individual gas meter; Natural gas available; Electricity connected; Cable available; Phone available; Sewer available; Underground utilities; Sidewalks, curbs and concrete streets; Community mailbox
• Home design: Single family residence; One story; New construction (completed 2026); Not attached to another property; Smoke detectors installed
• Construction: Brick, frame and rock/stone exterior; Composition roof; Slab foundation; Smart home features
• Exterior features: Covered rear porch; Covered porch(es); Gutters; Back yard fenced with wood fencing; Few trees; Landscaped yard with sprinkler system; Subdivision setting; Easement for utilities

Interior

• Kitchen: Granite countertops; Built-in cabinets; Eat-in kitchen; Kitchen island; Walk-in pantry; Water line to refrigerator; Gas range; Microwave; Dishwasher; Disposal; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom on main level with dual sinks, linen closet, separate shower and walk-in closet; Two additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan with decorative lighting; Kitchen island; Pantry; Smart home system; Cable TV available; Vented exhaust fan
• Laundry & utility: Separate utility room (full size W/D area); Washer and dryer hookups; Electric dryer hookup; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-41 ($-489/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (23.3% below list).
• Recommended offer: $245k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: June W Davis El (math 25% / reading 36%, grade F, #2,464 of 4,322 statewide, top 58%, 644 students, 59% FRL).
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 30% of the median local income ($98k/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 $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,290 (23.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-56,318
• Equity at exit: $47,712

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-59,950
• Equity at exit: $27,667

Cash invested: $89,597 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$133
• HOA: −$63
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-41

Break-even live

Break-even rent $2,504

Max offer price $312,790

Occupancy floor 97%

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 Denim Dr Crowley, TX	4.0	3.0	2187	$3,100	$1.42	43d	1	1.46mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gas

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $319,990 Active 1 DOM

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$4,606/yr (+$384/mo · 368.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 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: $29,435
• − Mortgage interest: −$17,924
• − Property taxes: −$1,250
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$756
• − Depreciation: −$9,309
• Taxable loss: −$6,114
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $978/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): 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

1 event — show timeline

• 2026-06-17 Listed $319,990 NTREIS