5211 Mountain Spring Trl · Fort Worth, TX 76123

$172,500

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 10 Days on market

Built 2003 2,570 sqft lot Est $202k · 15% 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).

• Cash flow +14.3/30.0
• ARV discount +14.1/15.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! Very well maintained duplex. Great open living room with vaulted ceilings. Open kitchen * Stove Never Used * with breakfast bar. Master bedroom very spacious with door to patio - backyard. Fresh paint, new storm door, and ready for a new owner!

Key facts

• Cul-de-sac lot
• Fresh paint
• Electric range

Tags

• CUL-DE-SAC LOT
• NEW FLOORING
• FRESH PAINT
• NEW HVAC
• EAT-IN KITCHEN
• ELECTRIC RANGE

Property features AI

Finance

• Other: All furnishings included (per exclusions); Survey available
• Financial info: Listing terms include Cash, Conventional, FHA, and VA; Possession at closing/funding
• HOA & community: No homeowners association; Community features include curbs and sidewalks

Exterior

• Parking: Attached garage (1 car) with inside entrance and garage door opener; Garage faces front; 2-car single door configuration noted; Covered parking space available; Driveway parking; lighted
• Security: Burglar alarm and security system (prewired)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Built in 2003; Not attached to another property; Subdivision: Trail Lake Estates Add
• Construction: Siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Patio; Gutters; Exterior lighting; Wood fencing; Landscaped lot with few trees; Corner lot in a cul-de-sac and adjacent to greenbelt; Curbs and sidewalks in the community

Interior

• Kitchen: Corian/Corian-type and other solid-surface countertops; Built-in cabinets; Breakfast bar; Pantry; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 2 bedrooms; split bedroom layout; Primary bedroom with ensuite bathroom, garden tub, dual sinks, and walk-in closet
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom with dual sinks and garden tub (ensuite); Bathroom has built-in cabinets and solid-surface/Corian-type countertops
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Built-in features and built-in cabinets; Cable TV prewired and high-speed internet available; Decorative lighting; Eat-in kitchen with breakfast bar and pantry; Natural woodwork; Walk-in closet(s); Window coverings
• Laundry & utility: Utility room / separate laundry area; Full-size washer/dryer area with washer and electric dryer hookups; Drip/dry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $30 ($363/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (3.4% below list).
• Recommended offer: $167k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Hazel Harvey Peace El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 410 students, 90% FRL) — zoned schools average 90% FRL vs 73% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,662 (3.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $202,078
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7243 Irish Valley Trl	0.10mi	2/1.5	1,044 (-1%)	11mo	$199,750	$191	82
5212 Mountain Spring Trl	0.04mi	2/1.5	1,068 (+1%)	23mo	$197,400	$185	76
7509 Fallen Trl	0.41mi	2/1.0	1,022 (-3%)	0mo	$219,900	$215	75
5007 Mountain Spring Trl	0.14mi	2/2.0	1,198 (+13%)	14mo	$225,000	$188	56

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-29,120
• Equity at exit: $25,720

10-year hold

• IRR: -13.8%
• Equity multiple: 0.27×
• Total profit: $-35,076
• Equity at exit: $14,915

Cash invested: $48,300 (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 76123

• Home prices YoY: -17.9%
• Rents YoY: 1.1%
• Active inventory: 367
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$905
• Tax from tax record: −$310 /mo · $3,719/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $30

Break-even live

Break-even rent $1,628

Max offer price $172,500

Occupancy floor 93%

Sensitivity live

Price	-10% $128	-5% $79	+0% $30	+5% $-19	+10% $-67
Rent	-10% $-101	-5% $-36	+0% $30	+5% $96	+10% $162
Rate	-1.0pp $117	-0.5pp $74	base $30	+0.5pp $-14	+1.0pp $-60

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5210 Mountain Spring Trl Fort Worth, TX	2.0	2.0	1450	$1,900	$1.31	3d	1	0.02mi
7245 Irish Valley Trl Unit 7245 Fort Worth, TX	2.0	1.5	1050	$1,600	$1.52	45d	1	0.09mi
5039 Mountain Spring Trl Fort Worth, TX	2.0	1.5	1024	$1,500	$1.46	26d	1	0.10mi
7149 Trail Lake Dr Fort Worth, TX	2.0–3.0	2.0	1061	$1,565	$1.48	0d	8	0.17mi
7501 Kingswood Dr Fort Worth, TX	1.0–2.0	1.0–2.0	815	$1,415	$1.74	0d	5	0.23mi
7334 Kingswood Cir Fort Worth, TX	2.0	1.5	1104	$1,345	$1.22	19d	1	0.23mi
7326 Kingswood Cir Fort Worth, TX	2.0	1.5	1104	$1,425	$1.29	26d	1	0.25mi
7403 Kingswood Cir Fort Worth, TX	2.0	1.5	1104	$1,450	$1.31	8d	1	0.26mi
7337 Kingswood Cir Fort Worth, TX	2.0	1.5	1104	$1,800	$1.63	45d	1	0.26mi
7401 Kingswood Cir Fort Worth, TX	2.0	1.0	1104	$1,450	$1.31	8d	1	0.27mi
5553 Lockhart Ln Fort Worth, TX	2.0	2.0	960	$1,958	$2.04	45d	1	0.48mi
5312 Hastings Dr Fort Worth, TX	2.0	1.0	1067	$1,295	$1.21	8d	1	0.51mi
7305 Redfield Dr Fort Worth, TX	2.0	1.0	1192	$1,500	$1.26	6d	1	0.53mi
5609 Wild Acres Fort Worth, TX	2.0	2.0	960	$1,958	$2.04	45d	1	0.55mi
5637 Wild Acrs Fort Worth, TX	3.0	2.0	1236	$1,988	$1.61	45d	1	0.58mi
5669 Altamesa Blvd Fort Worth, TX	1.0–3.0	1.0–2.0	936	$1,920	$2.05	0d	20	0.58mi
7223 Fuller Cir Fort Worth, TX	3.0	2.0	1451	$1,900	$1.31	16d	1	0.60mi
6754 Trail Lake Dr Unit B Fort Worth, TX	2.0	2.0	1064	$1,550	$1.46	45d	1	0.61mi
5344 Sycamore School Rd Fort Worth, TX	3.0	1.0–2.5	1041	$1,923	$1.85	0d	14	0.62mi
6850 Granbury Rd Unit 6883 Fort Worth, TX	3.0	2.0	1296	$1,719	$1.33	0d	1	0.70mi
6850 Granbury Rd Unit 15104 Fort Worth, TX	1.0	1.0	702	$1,180	$1.68	20d	1	0.70mi
6850 Granbury Rd Unit 6309 Fort Worth, TX	2.0	2.0	1161	$1,760	$1.52	14d	1	0.70mi
6850 Granbury Rd Unit 6887 Fort Worth, TX	2.0	2.0	1107	$1,683	$1.52	0d	1	0.70mi
6850 Granbury Rd Unit 5203 Fort Worth, TX	2.0	2.0	1107	$1,709	$1.54	18d	1	0.70mi
4849 Madyson Ridge Dr Fort Worth, TX	3.0	2.0	1390	$2,000	$1.44	45d	1	0.70mi
6850 Granbury Rd Unit 07305 Fort Worth, TX	1.0	1.0	700	$1,206	$1.72	45d	1	0.71mi
5400 Sycamore School Rd Fort Worth, TX	1.0–4.0	1.0–2.0	1125	$1,291	$1.15	45d	1	0.73mi
6850 Granbury Rd Fort Worth, TX	2.0	2.0	1161	$1,860	$1.60	45d	1	0.74mi
6850 Granbury Rd Fort Worth, TX	2.0	2.0	1161	$1,810	$1.56	14d	1	0.74mi
6850 Granbury Rd Fort Worth, TX	2.0	2.0	1161	$1,760	$1.52	4d	1	0.74mi
6625 S Hulen St Fort Worth, TX	1.0–3.0	1.0–3.0	1066	$1,299	$1.22	26d	4	0.80mi
6625 S Hulen St Fort Worth, TX	2.0	2.0	1012	$1,299	$1.28	5d	1	0.80mi
6629 S Hulen St Fort Worth, TX	1.0–2.0	1.0–2.0	867	$1,099	$1.27	5d	1	0.81mi
6629 S Hulen St Fort Worth, TX	1.0–2.0	1.0–2.0	867	$1,299	$1.50	3d	1	0.81mi
7545 Harris Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	881	$2,084	$2.37	23d	1	0.86mi
7545 Harris Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	980	$2,759	$2.81	45d	36	0.86mi
4633 Sycamore School Rd Fort Worth, TX	2.0	2.0	1134	$1,489	$1.31	14d	1	0.86mi
4633 Sycamore School Rd Unit 4670 Fort Worth, TX	2.0	2.0	1134	$1,463	$1.29	0d	1	0.86mi
4633 Sycamore School Rd Unit 4690 Fort Worth, TX	2.0	2.0	814	$1,264	$1.55	45d	1	0.86mi
4509 Altamesa Blvd Unit 4511 Fort Worth, TX	2.0	2.5	1435	$1,679	$1.17	45d	1	0.89mi

Listing history 7 events

1. 2026-06-21
   days on market $172,500 Active 10 DOM
2. 2026-06-18
   days on market $172,500 Active 7 DOM
3. 2026-06-17
   days on market $172,500 Active 6 DOM
4. 2026-06-16
   days on market $172,500 Active 5 DOM
5. 2026-06-15
   days on market $172,500 Active 4 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $172,500 Active 2 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: $3,719 · $310/mo
• Projected year-2 tax: $3,719 · $310/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,999
• − Mortgage interest: −$9,663
• − Property taxes: −$3,719
• − Insurance: −$862
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$5,018
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $954/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): 42,957
• Household income: $102,768
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 975.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 24% Two or more races 15% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

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: ▼ -50.54%
• Current HPI: 231.1377
• Rent YoY: ▲ 1.07%
• 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

+92.7% since first listed

11 events — show timeline

• 2026-06-11 Listed $172,500 NTREIS
• 2011-09-27 Sold (Public Records) — Public Records
• 2011-09-26 Sold (MLS) — NTREIS
• 2011-09-19 Pending — NTREIS
• 2011-09-07 Contingent — NTREIS
• 2011-08-26 Price Changed $65,000 NTREIS
• 2011-07-26 Relisted — NTREIS
• 2011-07-24 Listing Removed — NTREIS
• 2011-02-07 Price Changed $80,000 NTREIS
• 2010-11-01 Price Changed $85,000 NTREIS
• 2010-06-23 Listed $89,500 NTREIS

Property tax history

+4.3%/yr

Latest (2025): $3,719 · +7.3% YoY. Source: county tax records.