#272 Plan · Fort Worth, TX 76040

$215,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily · 956 Days on market

Excellent condition ↓ 2% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Cash flow +3.4/30.0
• Rent growth +2.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sales price is subject to change without notice and not guaranteed. Property Address: 11105 Loblolly Lane, Euless TX 76040 . Pictures are for illustration purposes only. Open concept floor plan featuring high ceilings with fans and crown molding. Spacious island kitchen has farm sink & stainless steel appliances. Large bedrooms with walk in closets. 10x10 storage shed. Landscape package included and 10x10 storage shed. Home is located in highly desirable neighborhood close to amenities, great schools HEB ISD, and major highways. Harston Woods Community is ideally located in the center of the Dallas-Fort Worth metroplex, convenient to shopping malls, Six Flags, DFW airport, Great Wolf Lodge, Texas Rangers Ballpark and AT & T Stadium Home of the Dallas Cowboys! Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information. (z). Price is subject to change without notice and not guaranteed

Key facts

• Listed 955 days

🏗️ New construction. The $215,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $384,977.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (12.7% below list).
• Recommended offer: $188k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.9% in Fort Worth — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools D+, crime F.
• Hurst-Euless-Bedford ISD (suburban): math 47% / reading 50% proficiency, ranked #193 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 87 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/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 $3k of loan paydown is wiped out by about $12k 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 956 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,652 (12.7% 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 956 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.49% ✗
• Cap rate: 2.62%
• Cash-on-cash: -13.11%
• DSCR: 0.42
• GRM: 17.1

CMA / ARV

• ARV (median comp): $384,977
• List price: $215,000
• Delta: -44.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10401 Lake Park Dr	0.68mi	3/2.0	1,811 (+9%)	4mo	$384,000	$212	50
10433 Lake Park Dr	0.60mi	3/2.0	1,811 (+9%)	9mo	$358,000	$198	50

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -42.3%
• Equity multiple: -0.30×
• Total profit: $-139,955
• Equity at exit: $57,401

10-year hold

• IRR: -81.9%
• Equity multiple: -1.12×
• Total profit: $-228,626
• Equity at exit: $33,286

Cash invested: $107,794 (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 76040

• Home prices YoY: -23.6%
• Rents YoY: 1.6%
• Active inventory: 87
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-1,178

Break-even live

Break-even rent $3,368

Max offer price $214,513

Occupancy floor —

Sensitivity live

Price	-10% $-912	-5% $-1,045	+0% $-1,178	+5% $-1,311	+10% $-1,444
Rent	-10% $-1,326	-5% $-1,252	+0% $-1,178	+5% $-1,104	+10% $-1,030
Rate	-1.0pp $-984	-0.5pp $-1,080	base $-1,178	+0.5pp $-1,278	+1.0pp $-1,379

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: $96,244
• Closing costs: $11,549
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10684 Tube Dr Unit 502 Hurst, TX	3.0	2.0	1778	$1,895	$1.07	5d	1	0.44mi
10604 Tube Dr Unit 10684-502 Hurst, TX	3.0	2.0	1778	$1,895	$1.07	4d	1	0.50mi
10552 Tube Dr Unit 803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	45d	1	0.50mi
10548 Tube Dr Unit 704 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	45d	1	0.50mi
10520 Tube Dr Unit 10552-803 Hurst, TX	3.0	2.0	1600	$1,995	$1.25	45d	1	0.52mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$2,095	$1.40	45d	1	0.54mi
3475 Valley Vista Dr Fort Worth, TX	3.0	2.0	1500	$1,995	$1.33	25d	1	0.54mi
3520 Garrett Rd Euless, TX	3.0	2.0	1151	$1,945	$1.69	0d	1	0.61mi
3601 Valley Vista Dr Unit 3625-601 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	25d	1	0.67mi
3625 Valley Vista Dr Unit 601 Hurst, TX	2.0	2.5	1350	$1,650	$1.22	25d	1	0.69mi
1601 Sotogrande Blvd Hurst, TX	3.0	1.0–2.0	1061	$2,175	$2.05	3d	227	0.76mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,580	$1.46	6d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	3.0	2.0	1321	$2,229	$1.69	8d	1	0.86mi
1700 Sotogrande Blvd Hurst, TX	2.0	2.0	1080	$1,339	$1.24	25d	1	0.86mi
11450 Trinity Blvd Euless, TX	1.0–2.0	1.0–2.0	1032	$2,480	$2.40	0d	95	0.91mi
1304 Raider Dr Euless, TX	1.0–3.0	1.0–2.0	835	$1,789	$2.14	0d	17	0.91mi
1736 Sotogrande Blvd Unit 3121 Hurst, TX	3.0	2.0	1286	$1,700	$1.32	0d	1	0.93mi
1736 Sotogrande Blvd Unit 1769 Hurst, TX	3.0	2.0	1286	$1,649	$1.28	0d	1	0.93mi
1736 Sotogrande Blvd Unit 511 Hurst, TX	2.0	2.0	1050	$1,075	$1.02	45d	1	0.93mi
1401 Sotogrande Blvd Euless, TX	3.0	2.0	1248	$2,246	$1.80	25d	1	1.01mi
1401 Sotogrande Blvd Euless, TX	3.0	2.0	1286	$2,089	$1.62	5d	1	1.01mi
1401 Sotogrande Blvd Euless, TX	2.0	2.0	1180	$1,711	$1.45	45d	1	1.01mi
1209 Princeton Pl Euless, TX	3.0	2.0	1671	$2,300	$1.38	18d	1	1.04mi
10150 E Hurst Blvd Hurst, TX	3.0	1.0–2.0	917	$2,199	$2.40	45d	9	1.05mi
808 McCurry Ave Bedford, TX	3.0	2.0	1636	$2,100	$1.28	45d	1	1.23mi
805 Central Dr Bedford, TX	1.0–2.0	1.0–2.0	795	$1,420	$1.79	45d	6	1.25mi
2620 Britany Cir Bedford, TX	3.0	2.0	2097	$2,600	$1.24	23d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $215,000 Active 956 DOM
2. 2026-06-18
   days on market $215,000 Active 953 DOM
3. 2026-06-17
   days on market $215,000 Active 952 DOM
4. 2026-06-16
   days on market $215,000 Active 951 DOM
5. 2026-06-15
   days on market $215,000 Active 950 DOM
6. 2026-06-13
   days on market $215,000 Active 948 DOM
7. 2026-06-09
   days on market $215,000 Active 944 DOM
8. 2026-06-08
   days on market $215,000 Active 943 DOM
9. 2026-06-07
   days on market $215,000 Active 942 DOM
10. 2026-06-04
    days on market $215,000 Active 939 DOM
11. 2026-06-03
    days on market $215,000 Active 938 DOM
12. 2026-06-02
    days on market $215,000 Active 937 DOM
13. 2026-06-01
    days on market $215,000 Active 936 DOM
14. 2026-05-31
    days on market $215,000 Active 935 DOM
15. 2024-11-08
    price $215,000 1028-char remark

    Show marketing remark (1028 chars)

    Sales price is subject to change without notice and not guaranteed. Property Address: 11105 Loblolly Lane, Euless TX 76040 . Pictures are for illustration purposes only. Open concept floor plan featuring high ceilings with fans and crown molding. Spacious island kitchen has farm sink & stainless steel appliances. Large bedrooms with walk in closets. 10x10 storage shed. Landscape package included and 10x10 storage shed. Home is located in highly desirable neighborhood close to amenities, great schools HEB ISD, and major highways. Harston Woods Community is ideally located in the center of the Dallas-Fort Worth metroplex, convenient to shopping malls, Six Flags, DFW airport, Great Wolf Lodge, Texas Rangers Ballpark and AT & T Stadium Home of the Dallas Cowboys! Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information. (z). Price is subject to change without notice and not guaranteed

16. 2024-08-29
    price $200,000 1028-char remark

    Show marketing remark (1028 chars)

    Sales price is subject to change without notice and not guaranteed. Property Address: 11105 Loblolly Lane, Euless TX 76040 . Pictures are for illustration purposes only. Open concept floor plan featuring high ceilings with fans and crown molding. Spacious island kitchen has farm sink & stainless steel appliances. Large bedrooms with walk in closets. 10x10 storage shed. Landscape package included and 10x10 storage shed. Home is located in highly desirable neighborhood close to amenities, great schools HEB ISD, and major highways. Harston Woods Community is ideally located in the center of the Dallas-Fort Worth metroplex, convenient to shopping malls, Six Flags, DFW airport, Great Wolf Lodge, Texas Rangers Ballpark and AT & T Stadium Home of the Dallas Cowboys! Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information. (z). Price is subject to change without notice and not guaranteed

17. 2024-08-23
    price $210,000 1028-char remark

    Show marketing remark (1028 chars)

    Sales price is subject to change without notice and not guaranteed. Property Address: 11105 Loblolly Lane, Euless TX 76040 . Pictures are for illustration purposes only. Open concept floor plan featuring high ceilings with fans and crown molding. Spacious island kitchen has farm sink & stainless steel appliances. Large bedrooms with walk in closets. 10x10 storage shed. Landscape package included and 10x10 storage shed. Home is located in highly desirable neighborhood close to amenities, great schools HEB ISD, and major highways. Harston Woods Community is ideally located in the center of the Dallas-Fort Worth metroplex, convenient to shopping malls, Six Flags, DFW airport, Great Wolf Lodge, Texas Rangers Ballpark and AT & T Stadium Home of the Dallas Cowboys! Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information. (z). Price is subject to change without notice and not guaranteed

18. 2023-11-08
    listed $220,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Sales price is subject to change without notice and not guaranteed. Property Address: 11105 Loblolly Lane, Euless TX 76040 . Pictures are for illustration purposes only. Open concept floor plan featuring high ceilings with fans and crown molding. Spacious island kitchen has farm sink & stainless steel appliances. Large bedrooms with walk in closets. 10x10 storage shed. Landscape package included and 10x10 storage shed. Home is located in highly desirable neighborhood close to amenities, great schools HEB ISD, and major highways. Harston Woods Community is ideally located in the center of the Dallas-Fort Worth metroplex, convenient to shopping malls, Six Flags, DFW airport, Great Wolf Lodge, Texas Rangers Ballpark and AT & T Stadium Home of the Dallas Cowboys! Harston Woods is a land-lease community. Monthly lot rental fees are $670 for standard lots and $705 for premium lots. License # MHDRET36197. Call 817-540-2000 for more information. (z). Price is subject to change without notice and not guaranteed

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $22,518
• − Mortgage interest: −$21,565
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$11,199
• Taxable loss: −$21,548
• Est. tax savings @ 24.0%: +$5,172
• After-tax cash flow: $-8,965/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a well-maintained exterior and interior. It offers a spacious kitchen, modern bathrooms, and a clean and inviting appearance. Potential buyers and tenants will appreciate the home's curb appeal and functional layout.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hurst-Euless-Bedford ISD
• NCES district ID: 4824060
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $56,086
• Composite: 42.12/100
• National rank: #3316
• State rank: #193 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): 31,677
• Household income: $72,661
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1361.0

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 0.78)
• Race & ethnicity: White 31% Black 24% Hispanic / Latino 22% Two or more races 16% Asian 14% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 59% English-only · Spanish 16% Other Indo-European 8% Other Asian/Pacific 4%

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: ▼ -83.82%
• Current HPI: 271.7474
• Rent YoY: ▲ 1.62%
• 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

-2.3% since first listed

4 events — show timeline

• 2024-11-08 Price Changed $215,000 Zillow
• 2024-08-29 Price Changed $200,000 Zillow
• 2024-08-23 Price Changed $210,000 Zillow
• 2023-11-08 Listed $220,000 Zillow