10644 Stag Ln · Fort Worth, TX 76036

$329,990

4 bd · 2.5 ba · 2,111 sqft · Other · 17 Days on market

Built 2024 6,048 sqft lot $156/sqft · at area comps Est $329k · at est. $46/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 +12.4/30.0
• ARV discount +7.3/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Wisteria plan is a 2-story plan with 4 bedrooms, 2.5 baths, and family room. It features an impressive 2-story foyer, 1st floor primary suite, and upstairs game room.

Key facts

• Peninsula kitchen
• Wisteria floor plan
• Gourmet kitchen

Tags

• WISTERIA FLOOR PLAN
• PRIVACY BLINDS
• VINYL PLANK FLOORING
• PENINSULA KITCHEN
• GOURMET KITCHEN
• 42 INCH CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $330k.

Deal economics

• At list price, monthly cash flow is $-54 ($-644/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (24.1% below list).
• Recommended offer: $250k (24.1% 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: schools D+, 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.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/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 $2k of loan paydown is wiped out by about $10k 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 17 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,473 (24.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $328,816
• List price: $329,990
• Delta: 7.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-58,809
• Equity at exit: $49,203

10-year hold

• IRR: -11.9%
• Equity multiple: 0.31×
• Total profit: $-63,366
• Equity at exit: $28,532

Cash invested: $92,397 (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: 1018
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$137
• HOA: −$46
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-54

Break-even live

Break-even rent $2,573

Max offer price $320,504

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5020 Cervinae Rd Crowley, TX	4.0	2.5	1947	$2,550	$1.31	20d	1	0.11mi
4932 Water Lily Ln Crowley, TX	3.0	2.0	1848	$2,595	$1.40	12d	1	0.14mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	43d	1	0.42mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	4d	1	0.42mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	43d	1	0.44mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	18d	1	0.51mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	43d	1	0.60mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	43d	1	0.62mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	43d	1	0.68mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	43d	1	0.74mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	43d	1	0.74mi
4924 Sassafras Dr Crowley, TX	3.0	2.0	1479	$2,350	$1.59	43d	1	0.78mi
10357 Rosegreen Ln Crowley, TX	3.0	2.0	1898	$2,200	$1.16	43d	1	0.81mi
10321 Rosegreen Ln Crowley, TX	3.0	2.0	1636	$1,999	$1.22	43d	1	0.87mi
10356 Holycross Ln Crowley, TX	4.0	2.0	1827	$2,500	$1.37	24d	1	0.88mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	43d	1	0.89mi
9717 Snowbell Ln Crowley, TX	4.0	2.0	1928	$2,195	$1.14	21d	1	0.92mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	2d	1	0.92mi
5601 Portlaw Ln Crowley, TX	4.0	2.5	2338	$2,575	$1.10	24d	1	0.93mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,400	$1.47	12d	1	0.95mi
10308 Holycross Ln Crowley, TX	3.0	2.0	1636	$2,350	$1.44	24d	1	0.95mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	12d	1	0.95mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	24d	1	0.95mi
5609 Cookstown Ln Crowley, TX	4.0	2.5	2095	$2,455	$1.17	24d	1	0.96mi
10406 Fort Cibolo Trl Crowley, TX	4.0	2.0	1808	$1,900	$1.05	43d	1	0.97mi
10368 Fort Crockett Trl Crowley, TX	4.0	2.0	1905	$2,150	$1.13	24d	1	0.97mi
10432 Fort Bird Trl Crowley, TX	4.0	2.0	2100	$3,000	$1.43	43d	1	0.99mi
10373 Fort Belknap Trl Crowley, TX	4.0	2.0	1780	$2,160	$1.21	43d	1	1.00mi
5520 McLanahan Ln Crowley, TX	3.0	2.0	1508	$2,195	$1.46	24d	1	1.01mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	43d	1	1.02mi
5637 McLanahan Ln Crowley, TX	3.0	2.0	1501	$2,150	$1.43	43d	1	1.08mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	43d	1	1.12mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	1.14mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	1.15mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	43d	1	1.18mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	12d	1	1.18mi
9729 Wild Prairie Way Crowley, TX	3.0	2.0	1613	$2,500	$1.55	43d	1	1.19mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	24d	1	1.19mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	21d	1	1.20mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	24d	1	1.21mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 17 events

1. 2026-06-13
   statusdays on market $329,990 Pending 17 DOM
2. 2026-06-13
   days on market $329,990 Active 16 DOM
3. 2026-06-09
   days on market $329,990 Active 13 DOM
4. 2026-06-08
   days on market $329,990 Active 12 DOM
5. 2026-06-07
   days on market $329,990 Active 11 DOM
6. 2026-06-04
   days on market $329,990 Active 8 DOM
7. 2026-06-03
   days on market $329,990 Active 7 DOM
8. 2026-06-02
   pricedays on market $329,990 Active 6 DOM
9. 2026-06-01
   days on market $354,990 Active 5 DOM
10. 2026-05-31
    days on market $354,990 Active 4 DOM
11. 2026-02-14
    price $354,990 170-char remark

    Show marketing remark (170 chars)

    The Wisteria plan is a 2-story plan with 4 bedrooms, 2.5 baths, and family room. It features an impressive 2-story foyer, 1st floor primary suite, and upstairs game room.

12. 2026-02-13
    price $354,990 834-char remark

    Show marketing remark (834 chars)

    Love where you live in Deer Creek in Fort Worth, TX! The Wisteria floor plan is a stunning two-story home, with soaring ceilings in the foyer, and features 4 bedrooms, 2.5 baths, game room, and 2-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The first floor offers the perfect space for entertaining with a peninsula kitchen open to both the living and dining areas! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, stainless-steel appliances, and a box window at the dining area. Retreat to the Owner's Suite featuring a box window, granite countertops, a separate tub and shower, and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Deer Creek home, schedule a visit today!

13. 2026-01-03
    price $363,279 170-char remark

    Show marketing remark (170 chars)

    The Wisteria plan is a 2-story plan with 4 bedrooms, 2.5 baths, and family room. It features an impressive 2-story foyer, 1st floor primary suite, and upstairs game room.

14. 2026-01-02
    price $363,279 834-char remark

    Show marketing remark (834 chars)

    Love where you live in Deer Creek in Fort Worth, TX! The Wisteria floor plan is a stunning two-story home, with soaring ceilings in the foyer, and features 4 bedrooms, 2.5 baths, game room, and 2-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The first floor offers the perfect space for entertaining with a peninsula kitchen open to both the living and dining areas! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, stainless-steel appliances, and a box window at the dining area. Retreat to the Owner's Suite featuring a box window, granite countertops, a separate tub and shower, and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Deer Creek home, schedule a visit today!

15. 2025-10-28
    listed $358,279 Active 834-char remark

    Show marketing remark (834 chars)

    Love where you live in Deer Creek in Fort Worth, TX! The Wisteria floor plan is a stunning two-story home, with soaring ceilings in the foyer, and features 4 bedrooms, 2.5 baths, game room, and 2-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The first floor offers the perfect space for entertaining with a peninsula kitchen open to both the living and dining areas! The gourmet kitchen is sure to please with 42-inch cabinetry, granite countertops, stainless-steel appliances, and a box window at the dining area. Retreat to the Owner's Suite featuring a box window, granite countertops, a separate tub and shower, and a walk-in closet. Enjoy the great outdoors with a covered patio! Don’t miss your opportunity to call Deer Creek home, schedule a visit today!

16. 2025-10-12
    price $358,279 170-char remark

    Show marketing remark (170 chars)

    The Wisteria plan is a 2-story plan with 4 bedrooms, 2.5 baths, and family room. It features an impressive 2-story foyer, 1st floor primary suite, and upstairs game room.

17. 2025-10-02
    listed $358,135 Active 170-char remark

    Show marketing remark (170 chars)

    The Wisteria plan is a 2-story plan with 4 bedrooms, 2.5 baths, and family room. It features an impressive 2-story foyer, 1st floor primary suite, and upstairs game room.

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$4,618/yr (+$385/mo · 324.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 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: $30,057
• − Mortgage interest: −$18,485
• − Property taxes: −$1,421
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − HOA: −$552
• − Depreciation: −$9,600
• Taxable loss: −$6,460
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $906/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: 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

-0.9% since first listed

7 events — show timeline

• 2026-02-14 Price Changed $354,990 Zillow
• 2026-02-13 Price Changed $354,990 NTREIS
• 2026-01-03 Price Changed $363,279 Zillow
• 2026-01-02 Price Changed $363,279 NTREIS
• 2025-10-28 Listed $358,279 NTREIS
• 2025-10-12 Price Changed $358,279 Zillow
• 2025-10-02 Listed $358,135 Zillow

Property tax history

-4.4%/yr

Latest (2025): $1,421 · -0.9% YoY. Source: county tax records.