1201 Tufted Dr · Fort Worth, TX 76134

$242,199

3 bd · 2.0 ba · 1,260 sqft · Other · 74 Days on market

Built 2026 ↓ 5% 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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Private corner
• Adjoining bathroom
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• PRIVATE CORNER
• ADJOINING BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $242k.

Deal economics

• At list price, monthly cash flow is $15 ($174/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 $187k (22.8% below list).
• Recommended offer: $187k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: E Ray El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 363 students, 91% FRL); Charles Baxter J H (math 19% / reading 34%, grade F, #1,200 of 1,662 statewide, top 73%, 769 students, 94% FRL); Everman H S (math 15% / reading 35%, grade F, #1,250 of 1,632 statewide, top 77%, 1,740 students, 92% FRL) — zoned schools average 92% FRL vs 77% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 123 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% of the median local income ($71k/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 $7k 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 74 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $186,979 (22.8% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-39,731
• Equity at exit: $36,113

10-year hold

• IRR: -9.7%
• Equity multiple: 0.42×
• Total profit: $-39,110
• Equity at exit: $20,941

Cash invested: $67,816 (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 76134

• Home prices YoY: -6.9%
• Rents YoY: 2.3%
• Active inventory: 123
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,270
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $15

Break-even live

Break-even rent $1,851

Max offer price $242,199

Occupancy floor 94%

Sensitivity live

Price	-10% $152	-5% $83	+0% $15	+5% $-54	+10% $-123
Rent	-10% $-133	-5% $-59	+0% $15	+5% $88	+10% $162
Rate	-1.0pp $136	-0.5pp $76	base $15	+0.5pp $-48	+1.0pp $-112

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: $60,550
• Closing costs: $7,266
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Eloise Dr Fort Worth, TX	3.0	1.0–2.0	791	$2,145	$2.71	1d	12	0.01mi
1116 Kielder Cir Fort Worth, TX	4.0	2.5	1779	$2,220	$1.25	6d	1	0.16mi
1131 Kielder Cir Fort Worth, TX	4.0	2.0	1513	$1,995	$1.32	45d	1	0.18mi
361 Heirloom Dr Fort Worth, TX	4.0	2.0	1550	$1,899	$1.23	9d	1	0.19mi
1233 Steinburg Ln Fort Worth, TX	3.0	2.0	1391	$1,850	$1.33	45d	1	0.33mi
105 DuPont Cir Fort Worth, TX	3.0	2.0	1236	$1,850	$1.50	7d	1	0.47mi
204 Georgian Rd Fort Worth, TX	3.0	2.0	1820	$2,000	$1.10	45d	1	0.49mi
1405 Steinburg Ln Fort Worth, TX	3.0	2.0	1517	$1,706	$1.12	45d	1	0.52mi
6608 South Fwy Fort Worth, TX	1.0–3.0	1.0–2.0	1047	$1,495	$1.43	4d	8	0.65mi
7511 Novella Dr Fort Worth, TX	3.0	2.0	1055	$1,495	$1.42	45d	1	0.74mi
7513 Novella Dr Fort Worth, TX	3.0	2.0	1055	$1,495	$1.42	45d	1	0.75mi
1301 Sycamore School Rd Fort Worth, TX	1.0–3.0	1.0–2.0	790	$1,578	$2.00	45d	4	0.75mi
7609 Novella Dr Fort Worth, TX	3.0	2.0	1100	$1,500	$1.36	26d	1	0.77mi
7600 Novella Dr Unit 7602 Fort Worth, TX	3.0	2.0	1083	$1,700	$1.57	45d	1	0.78mi
7600 Novella Dr Unit 7600 Fort Worth, TX	3.0	2.0	1083	$1,625	$1.50	7d	1	0.78mi
7251 Crowley Rd Fort Worth, TX	1.0–2.0	1.0–2.0	775	$1,415	$1.83	45d	12	0.81mi
7627 Novella Dr Fort Worth, TX	3.0	2.0	1400	$1,675	$1.20	7d	1	0.81mi
224 Chasmier Way Fort Worth, TX	3.0	2.0	1412	$1,800	$1.27	45d	1	0.87mi
1900 Wurzburg Dr Fort Worth, TX	4.0	2.0	1607	$1,800	$1.12	26d	1	0.87mi
7817 Novella Dr Fort Worth, TX	3.0	2.0	1055	$1,475	$1.40	7d	1	0.91mi
7819 Novella Dr Unit 7817 Fort Worth, TX	3.0	2.0	1055	$1,475	$1.40	7d	1	0.91mi
8120 Camelot Rd Fort Worth, TX	3.0	2.0	1175	$1,765	$1.50	5d	1	1.01mi
348 Dakota Ridge Dr Fort Worth, TX	3.0	2.0	1517	$1,795	$1.18	19d	1	1.01mi
1700 Willow Vale Dr Fort Worth, TX	3.0	2.0	1215	$1,795	$1.48	26d	1	1.08mi
1712 San Rafael St Fort Worth, TX	2.0	2.0	1040	$1,400	$1.35	14d	1	1.11mi
1253 Rosedale Springs Ln Fort Worth, TX	4.0	2.0	1757	$2,000	$1.14	14d	1	1.15mi
1808 Willow Vale Dr Fort Worth, TX	3.0	2.0	1500	$2,000	$1.33	7d	1	1.17mi
1940 Willow Vale Dr Fort Worth, TX	3.0	2.0	1634	$2,125	$1.30	7d	1	1.30mi
7901 Chandra Ln Unit 511 Fort Worth, TX	2.0	2.0	959	$939	$0.98	17d	1	1.33mi
7901 Chandra Ln Unit 611 Fort Worth, TX	3.0	2.0	1156	$1,123	$0.97	0d	1	1.33mi
7901 Chandra Ln Unit 7928 Fort Worth, TX	2.0	2.0	959	$1,204	$1.26	0d	1	1.33mi
1936 Ashley Dr Fort Worth, TX	3.0	2.0	1336	$1,100	$0.82	45d	1	1.38mi
9004 Willoughby Ct Fort Worth, TX	3.0	2.0	1430	$2,015	$1.41	0d	1	1.39mi
2201 Sycamore School Rd Unit 2121 Fort Worth, TX	2.0	2.0	1200	$1,102	$0.92	5d	1	1.41mi
2201 Sycamore School Rd Unit 611 Fort Worth, TX	3.0	2.0	1318	$1,322	$1.00	45d	1	1.41mi
2201 Sycamore School Rd Unit 2258 Fort Worth, TX	2.0	2.0	1200	$1,135	$0.95	45d	1	1.41mi
2201 Sycamore School Rd Unit 3121 Fort Worth, TX	3.0	2.0	1318	$1,271	$0.96	0d	1	1.41mi
2370 Stagecoach St Fort Worth, TX	3.0	2.0	1214	$1,895	$1.56	7d	1	1.42mi
2201 Sycamore School Rd Fort Worth, TX	3.0	2.0	1200	$1,750	$1.46	45d	1	1.42mi
2109 Shane Ave Fort Worth, TX	3.0	2.5	1563	$1,990	$1.27	22d	1	1.43mi

Listing history 5 events

1. 2026-05-19
   status Active 380-char remark

   Show marketing remark (380 chars)

   This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

2. 2026-05-13
   historical 380-char remark

   Show marketing remark (380 chars)

   This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

3. 2026-05-10
   price $242,199 380-char remark

   Show marketing remark (380 chars)

   This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

4. 2026-04-09
   price $245,199 380-char remark

   Show marketing remark (380 chars)

   This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

5. 2026-03-07
   listed $255,199 Active 380-char remark

   Show marketing remark (380 chars)

   This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

ⓘ 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: $4,432 · $369/mo
• Expected delta: +$3,333/yr (+$278/mo · 303.3%)

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

Taxation est. · year 1

• Rental income: $22,437
• − Mortgage interest: −$13,567
• − Property taxes: −$1,099
• − Insurance: −$1,211
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$7,046
• Taxable loss: −$4,075
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $1,152/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: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 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): 29,949
• Household income: $70,945
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1539.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Black 31% Two or more races 21% White 19% Asian 4%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 1%
• Foreign-born: 20% · Canada, Vietnam, Philippines
• Languages at home: 62% English-only · Spanish 31% Vietnamese 3% French/Haitian/Cajun 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: ▼ -23.91%
• Current HPI: 323.2306
• Rent YoY: ▲ 2.30%
• 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

-5.1% since first listed

5 events — show timeline

• 2026-05-19 Relisted — Zillow
• 2026-05-13 Delisted — Zillow
• 2026-05-10 Price Changed $242,199 Zillow
• 2026-04-09 Price Changed $245,199 Zillow
• 2026-03-07 Listed $255,199 Zillow