7108 Meandering Creek Ln · Fort Worth, TX 76179

$307,999

4 bd · 2.5 ba · 1,891 sqft · Other · 40 Days on market

Built 2025 5,500 sqft lot $58/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 +12.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Landing at Creekside - On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner’s suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

Key facts

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• FIRST FLOOR LAYOUT
• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $308k.

Deal economics

• At list price, monthly cash flow is $-54 ($-646/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (24.4% below list).
• Recommended offer: $233k (24.4% 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.
• Eagle Mt-Saginaw ISD (urban): math 35% / reading 42% proficiency, ranked #361 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bryson El (math 23% / reading 27%, grade F, #3,013 of 4,322 statewide, top 70%, 547 students, 63% FRL) — zoned schools average 63% FRL vs 36% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Eagle Mt-Saginaw ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 1050 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); 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 $9k 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 40 days — a 3% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,769 (24.4% 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 40 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-56,887
• Equity at exit: $45,924

10-year hold

• IRR: -14.7%
• Equity multiple: 0.21×
• Total profit: $-68,092
• Equity at exit: $26,630

Cash invested: $86,240 (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 76179

• Rents YoY: 1.5%
• Active inventory: 1050
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,615
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$128
• HOA: −$58
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-54

Break-even live

Break-even rent $2,396

Max offer price $298,487

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Old Ember Ln Fort Worth, TX	3.0	2.0	1260	$1,500	$1.19	7d	1	0.27mi
4964 Creek Ridge Trl Fort Worth, TX	3.0	2.5	2177	$2,140	$0.98	21d	1	0.36mi
6848 Valley Creek Dr Fort Worth, TX	3.0	2.0	1537	$1,975	$1.28	24d	1	0.36mi
4725 Harlequin Dr Fort Worth, TX	3.0	2.0	1636	$2,250	$1.38	4d	1	0.41mi
8249 Muscovy Dr Fort Worth, TX	4.0	2.5	2095	$2,599	$1.24	15d	1	0.41mi
8261 Bufflehead Dr Fort Worth, TX	4.0	2.0	1883	$2,295	$1.22	24d	1	0.43mi
6812 Valley Creek Dr Fort Worth, TX	4.0	2.0	1764	$1,950	$1.11	20d	1	0.44mi
4705 Harlequin Dr Fort Worth, TX	4.0	2.0	1721	$2,300	$1.34	24d	1	0.45mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$1,955	$1.01	20d	1	0.48mi
6933 Meadow Way Ln Fort Worth, TX	4.0	2.5	1942	$2,021	$1.04	21d	1	0.48mi
4900 Bass Dr Fort Worth, TX	4.0	3.0	1910	$2,700	$1.41	20d	1	0.49mi
6824 Turtle Stream Dr Fort Worth, TX	3.0	2.0	1575	$1,965	$1.25	5d	1	0.49mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,195	$1.28	7d	1	0.53mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,295	$1.33	24d	1	0.53mi
4545 Waterford Dr Fort Worth, TX	4.0	2.5	1960	$2,086	$1.06	12d	1	0.57mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	12d	1	0.58mi
5100 Waterford Dr Fort Worth, TX	3.0	2.5	1848	$1,850	$1.00	24d	1	0.59mi
6701 Meadow Way Ln Fort Worth, TX	4.0	2.0	1532	$1,950	$1.27	21d	1	0.59mi
5008 Waterford Dr Fort Worth, TX	4.0	2.5	1972	$2,100	$1.06	3d	1	0.60mi
5008 Waterford Dr Fort Worth, TX	4.0	2.5	1972	$2,100	$1.06	24d	1	0.60mi
8204 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1638	$2,100	$1.28	2d	1	0.60mi
8348 Hawkview Dr Fort Worth, TX	4.0	2.5	2121	$3,000	$1.41	12d	1	0.62mi
4937 Waterford Dr Fort Worth, TX	3.0	2.5	1810	$1,879	$1.04	24d	1	0.63mi
6521 Trident Ct Fort Worth, TX	4.0	2.0	1802	$2,095	$1.16	16d	1	0.65mi
5824 Heatherglen Ter Fort Worth, TX	3.0	2.0	1297	$1,865	$1.44	5d	1	0.70mi
8408 Buck Mountain Pass Fort Worth, TX	4.0	2.5	2131	$2,375	$1.11	24d	1	0.71mi
8405 Three Bars Dr Fort Worth, TX	3.0	2.5	2372	$2,400	$1.01	3d	1	0.72mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	2.5	1947	$2,195	$1.13	7d	1	0.73mi
8453 Shallow Creek Dr Fort Worth, TX	3.0	3.0	1947	$2,195	$1.13	24d	1	0.73mi
8440 Shallow Creek Dr Fort Worth, TX	4.0	2.5	2260	$2,700	$1.19	21d	1	0.74mi
732 Fox Run Trl Saginaw, TX	4.0	2.5	2336	$2,295	$0.98	20d	1	0.75mi
6612 Waterhill Ln Fort Worth, TX	3.0	2.5	1842	$1,995	$1.08	12d	1	0.75mi
5612 Northfield Dr Fort Worth, TX	3.0	2.0	1336	$2,083	$1.56	12d	1	0.76mi
5725 Northfield Dr Fort Worth, TX	3.0	2.0	1275	$1,860	$1.46	20d	1	0.77mi
4536 Skipador Dr Fort Worth, TX	3.0	2.0	1236	$2,000	$1.62	3d	1	0.79mi
725 Gray Wash Dr Unit Labs Fort Worth, TX	3.0	2.0	1888	$2,100	$1.11	24d	1	0.79mi
5800 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1574	$1,925	$1.22	24d	1	0.79mi
5716 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1356	$2,135	$1.57	24d	1	0.80mi
5816 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1608	$2,095	$1.30	24d	1	0.81mi
7656 Northumberland Dr Fort Worth, TX	3.0	2.0	2007	$2,325	$1.16	21d	1	0.81mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 5 events

1. 2026-04-19
   status Pending
2. 2026-04-14
   price $307,999
3. 2026-04-06
   price $305,999
4. 2026-04-04
   price $308,999
5. 2026-03-10
   listed $309,999 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: $1,095 · $91/mo
• Projected year-2 tax: $5,636 · $470/mo
• Expected delta: +$4,542/yr (+$378/mo · 414.9%)

ⓘ 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 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,932
• − Mortgage interest: −$17,253
• − Property taxes: −$1,095
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$696
• − Depreciation: −$8,960
• Taxable loss: −$6,080
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $813/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: Eagle Mt-Saginaw ISD
• NCES district ID: 4817700
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $72,781
• Composite: 35.41/100
• National rank: #4945
• State rank: #361 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): 80,090
• Household income: $107,428
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1494.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 14% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -137.12%
• Current HPI: 237.6676
• Rent YoY: ▲ 1.51%
• 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

-0.6% since first listed

5 events — show timeline

• 2026-04-19 Pending — NTREIS
• 2026-04-14 Price Changed $307,999 NTREIS
• 2026-04-06 Price Changed $305,999 NTREIS
• 2026-04-04 Price Changed $308,999 NTREIS
• 2026-03-10 Listed $309,999 NTREIS