1205 Oryx Dr · Fort Worth, TX 76036

$273,999

4 bd · 2.0 ba · 1,667 sqft · Other · 12 Days on market

Built 2025 Good condition 5,489 sqft lot $42/mo HOA · 2% of rent ↓ 1% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• 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. 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 three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $226k (17.5% below list).
• Recommended offer: $226k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: David L Walker Elt (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 417 students, 87% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 81% FRL vs 52% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $226,142 (17.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 10.1

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-39,631
• Equity at exit: $40,854

10-year hold

• IRR: -7.0%
• Equity multiple: 0.57×
• Total profit: $-33,114
• Equity at exit: $23,690

Cash invested: $76,720 (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: 1036
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$114
• HOA: −$42
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $102

Break-even live

Break-even rent $2,132

Max offer price $273,999

Occupancy floor 90%

Sensitivity live

Price	-10% $257	-5% $179	+0% $102	+5% $24	+10% $-53
Rent	-10% $-77	-5% $13	+0% $102	+5% $191	+10% $281
Rate	-1.0pp $240	-0.5pp $172	base $102	+0.5pp $31	+1.0pp $-41

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hidden Dale Dr Fort Worth, TX	3.0	2.0	1161	$1,875	$1.61	45d	1	0.50mi
517 Misty Mountain Dr Fort Worth, TX	3.0	2.0	1342	$2,050	$1.53	0d	1	0.58mi
10009 Quail Glen Dr Fort Worth, TX	3.0	2.0	1130	$1,795	$1.59	45d	1	0.69mi
10600 Bilsky Bay Dr Fort Worth, TX	1.0–3.0	1.0–2.0	914	$1,765	$1.93	26d	24	0.99mi
220 Elk Run Dr Fort Worth, TX	3.0	2.0	1781	$1,965	$1.10	17d	1	0.99mi
1312 Hunters Ridge Dr Crowley, TX	4.0	3.0	2155	$2,700	$1.25	12d	1	1.04mi
10905 Fawn Valley Dr Fort Worth, TX	3.0	2.0	1796	$1,885	$1.05	7d	1	1.09mi
9100 Cranwell Ct Fort Worth, TX	3.0	2.5	1748	$1,950	$1.12	26d	1	1.11mi
10516 Park City Trl Fort Worth, TX	3.0	2.0	1528	$1,799	$1.18	0d	1	1.21mi
1804 Lincolnshire Way Fort Worth, TX	3.0	2.5	1496	$1,850	$1.24	7d	1	1.23mi
720 Watson Way Crowley, TX	3.0	2.0	1782	$2,095	$1.18	45d	1	1.24mi
205 Crescent Ridge Dr Fort Worth, TX	3.0	2.5	1866	$2,010	$1.08	4d	1	1.24mi
212 Crescent Ridge Dr Fort Worth, TX	4.0	2.0	1545	$2,130	$1.38	45d	1	1.27mi
744 Walls Blvd Crowley, TX	4.0	2.0	1792	$2,300	$1.28	45d	1	1.28mi
9004 Willoughby Ct Fort Worth, TX	3.0	2.0	1430	$2,015	$1.41	0d	1	1.30mi
752 Rutherford Dr Crowley, TX	4.0	2.0	1856	$2,209	$1.19	45d	1	1.33mi
1812 Hunting Green Dr Fort Worth, TX	3.0	2.0	1402	$1,985	$1.42	45d	1	1.35mi
10512 Flagstaff Run Fort Worth, TX	4.0	2.0	1500	$1,865	$1.24	9d	1	1.37mi
10512 Flagstaff Run Fort Worth, TX	4.0	2.0	1500	$1,865	$1.24	0d	1	1.37mi
10540 Flagstaff Run Fort Worth, TX	3.0	2.5	1808	$1,975	$1.09	26d	1	1.38mi
10540 Flagstaff Run Fort Worth, TX	3.0	2.5	1808	$1,950	$1.08	14d	1	1.38mi
1253 Rosedale Springs Ln Fort Worth, TX	4.0	2.0	1757	$2,000	$1.14	14d	1	1.39mi
2604 Mill Springs Pass Fort Worth, TX	5.0	2.0	1822	$2,340	$1.28	45d	1	1.40mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	45d	1	1.40mi
8440 Asheville Ln Fort Worth, TX	4.0	2.0	2048	$2,250	$1.10	14d	1	1.42mi
708 Cheryl St Crowley, TX	3.0	2.0	1659	$2,100	$1.27	20d	1	1.43mi
625 Hutchins Dr Crowley, TX	3.0	2.0	1357	$1,885	$1.39	45d	1	1.47mi
705 Loftin St Crowley, TX	3.0	2.0	1514	$2,200	$1.45	45d	1	1.48mi
2720 Gains Mill Dr Fort Worth, TX	3.0	2.0	1757	$2,000	$1.14	0d	1	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 3 events

1. 2026-03-22
   status Pending
2. 2026-03-20
   price $273,999
3. 2026-03-10
   listed $276,999 Active

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $5,014 · $418/mo
• Expected delta: +$3,915/yr (+$326/mo · 356.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,137
• − Mortgage interest: −$15,348
• − Property taxes: −$1,099
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$504
• − Depreciation: −$7,971
• Taxable loss: −$3,497
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $2,062/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a good exterior and interior. It has a good roof and flooring, and the systems appear to be in good condition. The home is move-in ready and would benefit from a fresh coat of paint on the exterior siding and a thorough gutter inspection.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve curb appeal and increase the home's value.
• Both Inspect and clean the gutters — Maintaining the gutters can prevent water damage and improve the home's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve curb appeal and increase the home's value. ↑
• Both Inspect and clean the gutters — Maintaining the gutters can prevent water damage and improve the home's overall appearance. ↑

ⓘ 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: 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

-1.1% since first listed

3 events — show timeline

• 2026-03-22 Pending — NTREIS
• 2026-03-20 Price Changed $273,999 NTREIS
• 2026-03-10 Listed $276,999 NTREIS