1308 Amapola Dr · Fort Worth, TX 76052

$271,824

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 43 Days on market

Built 2025 4,617 sqft lot Est $260k · at est. $40/mo HOA · 2% 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 +11.3/30.0
• ARV discount +5.5/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. 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, ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• 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 single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (15.3% below list).
• Recommended offer: $230k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lance Thompson El (math 56% / reading 60%, grade C+, #480 of 4,322 statewide, top 11%, 825 students, 7% FRL); Truett Wilson Middle (math 51% / reading 45%, grade C-, #400 of 1,662 statewide, top 24%, 1,414 students, 30% FRL); V R Eaton H S (math 48% / reading 62%, grade C, #373 of 1,632 statewide, top 23%, 3,273 students, 0% FRL).
• Market conditions: Rents rising (+1.1%/yr); 1100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 43 days — a 3% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12728% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 22% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,144 (15.3% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $260,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 Castle Top Dr	0.20mi	3/2.0	1,508 (-1%)	1mo	$269,900	$179	88
1112 Day Dream Dr	0.12mi	3/2.0	1,576 (+4%)	3mo	$282,900	$180	86
14212 Hoedown Way	0.30mi	3/2.0	1,528 (+0%)	2mo	$264,900	$173	84
14001 Cedar Post Dr	0.03mi	3/2.0	1,409 (-7%)	3mo	$259,000	$184	84
1228 Barrel Run	0.37mi	3/2.0	1,504 (-1%)	1mo	$265,000	$176	80
1105 Roping Reins Way	0.40mi	3/2.0	1,532 (+1%)	1mo	$249,000	$163	79
14145 Snaffle Bit Trl	0.29mi	3/2.0	1,423 (-6%)	1mo	$240,000	$169	75
804 Rio Bravo Dr	0.57mi	3/2.0	1,490 (-2%)	2mo	$245,000	$164	68
14308 Snaffle Bit Trl	0.31mi	3/2.0	1,694 (+11%)	1mo	$279,500	$165	65
14048 Esperanza Dr	0.32mi	4/2.0 (+1)	1,653 (+9%)	1mo	$282,500	$171	65
1508 Dun Horse Dr	0.62mi	3/2.0	1,491 (-2%)	3mo	$255,000	$171	65
14216 Tijuana Trl	0.49mi	3/2.0	1,662 (+9%)	0mo	$270,000	$162	62

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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-54,743
• Equity at exit: $40,530

10-year hold

• IRR: -19.8%
• Equity multiple: 0.04×
• Total profit: $-72,885
• Equity at exit: $23,502

Cash invested: $76,111 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1100
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,077/yr
• Insurance: −$113
• HOA: −$40
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-100

Break-even live

Break-even rent $2,428

Max offer price $257,300

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $-6	+0% $-100	+5% $-194	+10% $-288
Rent	-10% $-282	-5% $-191	+0% $-100	+5% $-9	+10% $81
Rate	-1.0pp $37	-0.5pp $-31	base $-100	+0.5pp $-171	+1.0pp $-242

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: $67,956
• Closing costs: $8,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15725 Euston TER, Fort Worth, TX 76052 Fort Worth, TX	4.0	2.0	1836	$2,500	$1.36	45d	1	0.02mi
1005 Castle Top Dr Haslet, TX	3.0	2.0	1516	$1,850	$1.22	45d	1	0.27mi
14044 Esperanza Dr Haslet, TX	3.0	2.0	1423	$2,100	$1.48	19d	1	0.32mi
1257 Barrel Run Haslet, TX	3.0	2.0	1780	$2,200	$1.24	45d	1	0.34mi
14048 Firebush Ln Haslet, TX	4.0	2.0	1928	$1,950	$1.01	26d	1	0.37mi
1305 Mountain Peak Dr Haslet, TX	4.0	2.0	1920	$2,060	$1.07	0d	1	0.39mi
1305 Mountain Peak Dr Haslet, TX	4.0	2.0	1920	$2,195	$1.14	22d	1	0.39mi
900 San Felipe Trl Haslet, TX	3.0	2.0	1470	$1,995	$1.36	5d	1	0.42mi
1352 Barrel Run Haslet, TX	3.0	2.0	1780	$2,035	$1.14	0d	1	0.42mi
14353 Snaffle Bit Trl Haslet, TX	4.0	2.0	1664	$1,919	$1.15	45d	1	0.44mi
856 Poncho Ln Haslet, TX	3.0	2.0	1586	$2,350	$1.48	20d	1	0.46mi
1241 Kachina Ln Haslet, TX	4.0	2.0	2121	$2,200	$1.04	0d	1	0.47mi
825 Poncho Ln Haslet, TX	4.0	2.0	1768	$1,100	$0.62	20d	1	0.51mi
1216 Artesia Dr Fort Worth, TX	4.0	2.5	1977	$2,300	$1.16	45d	1	0.52mi
1308 Fleckman Dr Haslet, TX	3.0	2.0	1694	$2,195	$1.30	9d	1	0.58mi
745 Poncho Ln Haslet, TX	3.0	2.0	1489	$2,090	$1.40	7d	1	0.59mi
832 Santa Rosa Dr Haslet, TX	4.0	3.0	1784	$2,325	$1.30	45d	1	0.59mi
14048 Tanglebrush Trl Haslet, TX	3.0	2.0	1916	$1,970	$1.03	7d	1	0.61mi
14048 Tanglebrush Trl Haslet, TX	3.0	2.0	1916	$2,036	$1.06	23d	1	0.61mi
801 Santa Rosa Dr Haslet, TX	4.0	2.0	2192	$2,139	$0.98	26d	1	0.65mi
652 Rosario Ln Haslet, TX	3.0	2.0	1576	$1,795	$1.14	26d	1	0.67mi
14144 Rabbit Brush Ln Haslet, TX	3.0	2.0	1860	$2,199	$1.18	0d	1	0.70mi
14144 Rabbit Brush Ln Haslet, TX	3.0	2.0	1860	$2,299	$1.24	13d	1	0.70mi
604 Poncho Ln Haslet, TX	3.0	2.0	1230	$2,300	$1.87	26d	1	0.75mi
14000 Silkwood Dr Haslet, TX	4.0	2.0	1724	$2,050	$1.19	26d	1	0.78mi
13412 Hiskey Dr Haslet, TX	3.0	2.0	1589	$2,145	$1.35	0d	1	0.79mi
14013 San Christoval Pass Haslet, TX	3.0	2.0	1268	$1,900	$1.50	45d	1	0.81mi
1504 Escondido Dr Haslet, TX	4.0	2.0	1871	$2,400	$1.28	18d	1	0.88mi
1408 Ancer Way Haslet, TX	4.0	2.0	1802	$2,405	$1.33	14d	1	0.88mi
1664 Hossler Trl Haslet, TX	4.0	2.0	1828	$2,200	$1.20	45d	1	0.88mi
917 Dustwood Dr Haslet, TX	4.0	2.0	1996	$2,395	$1.20	45d	1	0.89mi
917 Dustwood Dr Haslet, TX	4.0	2.0	1996	$2,295	$1.15	9d	1	0.89mi
952 Dustwood Dr Haslet, TX	4.0	2.0	1838	$2,470	$1.34	26d	1	0.89mi
1665 Hossler Trl Haslet, TX	3.0	2.0	1636	$1,995	$1.22	26d	1	0.90mi
14409 Mainstay Way Haslet, TX	3.0	2.0	1680	$2,205	$1.31	13d	1	0.91mi
1428 Ancer Way Haslet, TX	4.0	2.5	2095	$2,655	$1.27	7d	1	0.91mi
1517 Escondido Dr Haslet, TX	3.0	2.0	1680	$2,149	$1.28	26d	1	0.92mi
1517 Escondido Dr Haslet, TX	3.0	2.0	1680	$2,149	$1.28	13d	1	0.92mi
1612 Escondido Dr Haslet, TX	4.0	2.0	1802	$2,380	$1.32	0d	1	0.95mi
1604 Ancer Way Haslet, TX	3.0	2.0	1429	$1,995	$1.40	0d	1	0.98mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-05-18
   listed $2,119
2. 2026-05-18
   historical $2,119
3. 2026-04-23
   price $2,119
4. 2026-04-21
   listed $2,089
5. 2025-12-11
   status Pending
6. 2025-10-30
   price $271,824
7. 2025-10-29
   listed $328,049 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 22% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $27,617
• − Mortgage interest: −$15,226
• − Property taxes: −$4,077
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$480
• − Depreciation: −$7,908
• Taxable loss: −$5,852
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $200/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 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): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

-99.4% since first listed

7 events — show timeline

• 2026-05-18 Listed for Rent $2,119 NTREIS
• 2026-05-18 Rental Removed $2,119 Tricon
• 2026-04-23 Price Changed $2,119 Tricon
• 2026-04-21 Listed for Rent $2,089 Tricon
• 2025-12-11 Pending — NTREIS
• 2025-10-30 Price Changed $271,824 NTREIS
• 2025-10-29 Listed $328,049 NTREIS