9644 Brickridge Ln · Fort Worth, TX 76036

$325,000

4 bd · 2.0 ba · 1,602 sqft · Other · 25 Days on market

Built 2026 6,490 sqft lot $203/sqft · 6% below area Est $335k · at est. $56/mo HOA · 2% of rent ↓ 7% 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 +11.7/30.0
• ARV discount +8.8/15.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

5% lender incentive offered with the use of the seller’s in-house lender, Homeward Mortgage! Incentive may be used towards buyer closing costs and or rate buy-down, subject to lender approval and buyer qualification. The Starkville is a single story home that offers 4 bedrooms, 2 bathrooms and approx 1,587 sq. ft. of living space. As you enter the long foyer, you'll pass two secondary bedrooms and a spacious secondary bathroom. A short hallway off the foyer leads to the utility room and the fourth secondary bedroom with a walk-in closet. Next you'll enter the kitchen which features stainless steel appliances with gas cooking range, granite countertops, and a corner walk-in pantry. The

Key facts

• Long foyer
• Walk-in closet
• Single story home

Tags

• SINGLE STORY HOME
• LONG FOYER
• SPACIOUS SECONDARY BATHROOM
• WALK-IN CLOSET
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE

Property features AI

Finance

• Other: Subdivision: Terra Trace
• Financial info: Accepts Cash, Conventional, FHA, VA financing
• HOA & community: Mandatory HOA; HOA management provided by Terra Trace Residential Community, Inc.; HOA fee $675 annually (includes management fees)

Exterior

• Parking: Driveway parking; Attached garage; 2-car garage; 2 covered parking spaces
• Utilities: City water; City sewer; Electricity available; Natural gas available
• Home design: Single family residence; Residential property; One story; New construction (completed 2026)
• Construction: Block construction; Composition roof; Slab foundation; Year built 2026
• Exterior features: Covered patio/porch; Private road

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Eat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; 8 total rooms; 1 living area; 1 dining area; One-story
• Laundry & utility: Utility room; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $325k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (26.0% below list).
• Recommended offer: $241k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Mary Harris El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 389 students, 87% FRL); S H Crowley El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 512 students, 66% FRL); North Crowley H S (math 20% / reading 35%, grade F, #1,183 of 1,632 statewide, top 73%, 2,920 students, 71% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

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 25 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $240,641 (26.0% 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: 0.74% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $334,591
• List price: $325,000
• Delta: 0.12%
• 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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-60,634
• Equity at exit: $48,459

10-year hold

• IRR: -13.2%
• Equity multiple: 0.25×
• Total profit: $-68,156
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$135
• HOA: −$56
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-96

Break-even live

Break-even rent $2,528

Max offer price $308,019

Occupancy floor 99%

Sensitivity live

Price	-10% $88	-5% $-4	+0% $-96	+5% $-188	+10% $-280
Rent	-10% $-286	-5% $-191	+0% $-96	+5% $-1	+10% $94
Rate	-1.0pp $68	-0.5pp $-13	base $-96	+0.5pp $-180	+1.0pp $-266

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4365 Mill Stream Ln Crowley, TX	4.0	2.0	1602	$2,300	$1.44	26d	1	0.15mi
9505 Cypress Lake Dr Crowley, TX	3.0	2.0	2028	$2,670	$1.32	26d	1	0.22mi
4413 Corner Brook Ln Fort Worth, TX	4.0	2.0	1983	$2,165	$1.09	22d	1	0.39mi
4444 Sagecroft Rd Crowley, TX	3.0	2.0	1534	$2,050	$1.34	45d	1	0.44mi
9233 Cheswick Dr Fort Worth, TX	4.0	3.0	2250	$3,060	$1.36	45d	1	0.50mi
9717 Snowbell Ln Crowley, TX	4.0	2.0	1928	$2,195	$1.14	23d	1	0.52mi
10121 Wyseby Rd Crowley, TX	3.0	2.0	1622	$1,995	$1.23	45d	1	0.56mi
4216 Summersweet Ln Crowley, TX	3.0	2.0	1636	$2,129	$1.30	0d	1	0.56mi
4156 Summersweet Ln Crowley, TX	3.0	2.0	1307	$1,900	$1.45	45d	1	0.57mi
4533 Greenham Ln Crowley, TX	3.0	2.0	1531	$1,995	$1.30	45d	1	0.57mi
9208 Vineyard Ln Fort Worth, TX	3.0	2.0	1792	$2,300	$1.28	7d	1	0.58mi
4201 Summersweet Ln Crowley, TX	3.0	2.0	1398	$1,960	$1.40	14d	1	0.59mi
4505 Greyberry Dr Crowley, TX	3.0	2.0	1429	$2,100	$1.47	20d	1	0.67mi
9512 Carson Ranch Rd Crowley, TX	4.0	2.0	1782	$2,995	$1.68	23d	1	0.69mi
4224 Old Timber Ln Crowley, TX	3.0	2.0	2092	$2,250	$1.08	45d	1	0.69mi
4725 Sassafras Dr Crowley, TX	4.0	2.0	2067	$2,899	$1.40	45d	1	0.70mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	26d	1	0.74mi
4004 Arklow St Crowley, TX	4.0	2.0	1668	$2,200	$1.32	7d	1	0.74mi
3833 Foxhound Ln Fort Worth, TX	3.0	2.0	1507	$1,895	$1.26	20d	1	0.76mi
9925 Ryegrass Ter Crowley, TX	3.0	2.0	1487	$2,350	$1.58	45d	1	0.76mi
4644 Benham Dr Crowley, TX	3.0	2.0	1422	$1,995	$1.40	45d	1	0.77mi
4633 Benham Dr Crowley, TX	4.0	2.0	1740	$2,000	$1.15	6d	1	0.77mi
4633 Benham Dr Crowley, TX	3.0	2.0	1740	$2,000	$1.15	45d	1	0.77mi
4261 Meadowknoll Dr Fort Worth, TX	3.0	2.0	1518	$1,945	$1.28	14d	1	0.79mi
4013 Drifters Bend Dr Crowley, TX	4.0	2.0	1667	$2,200	$1.32	45d	1	0.79mi
4213 Dublin Ridge Dr Crowley, TX	3.0	2.0	1553	$2,050	$1.32	4d	1	0.85mi
4924 Sassafras Dr Crowley, TX	3.0	2.0	1479	$2,350	$1.59	45d	1	0.87mi
9808 Mescalbean Blvd Crowley, TX	4.0	2.0	1729	$2,150	$1.24	45d	1	0.92mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	23d	1	0.93mi
4054 Hunters Creek Dr Fort Worth, TX	3.0	2.0	1946	$1,960	$1.01	26d	1	0.94mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1450	$2,100	$1.45	14d	1	0.97mi
4148 Crooked Bend Dr Crowley, TX	3.0	2.0	1469	$2,100	$1.43	26d	1	0.97mi
3416 Saint Vincent Rd Fort Worth, TX	3.0	3.0	2033	$1,895	$0.93	45d	1	1.00mi
3469 Cayman Dr Fort Worth, TX	3.0	2.0	1368	$1,749	$1.28	45d	1	1.01mi
3408 Saint Vincent Rd Fort Worth, TX	3.0	2.0	1400	$2,195	$1.57	45d	1	1.02mi
9100 Saint Barts Rd Fort Worth, TX	4.0	2.0	1630	$1,969	$1.21	45d	1	1.04mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	26d	1	1.12mi
4021 Busch Gardens Dr Fort Worth, TX	3.0	2.0	1748	$1,875	$1.07	22d	1	1.12mi
9724 Buffalo Ridge Rd Crowley, TX	4.0	2.0	2004	$2,125	$1.06	45d	1	1.17mi
9720 Buffalo Ridge Rd Crowley, TX	4.0	2.0	1838	$2,400	$1.31	26d	1	1.17mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: gas

Listing history 37 events

1. 2026-06-21
   days on market $325,000 Active 25 DOM
2. 2026-06-18
   days on market $325,000 Active 22 DOM
3. 2026-06-17
   days on market $325,000 Active 21 DOM
4. 2026-06-16
   days on market $325,000 Active 20 DOM
5. 2026-06-15
   days on market $325,000 Active 19 DOM
6. 2026-06-13
   days on market $325,000 Active 17 DOM
7. 2026-06-13
   days on market $325,000 Active 16 DOM
8. 2026-06-09
   days on market $325,000 Active 13 DOM
9. 2026-06-08
   days on market $325,000 Active 12 DOM
10. 2026-06-07
    days on market $325,000 Active 11 DOM
11. 2026-06-04
    days on market $325,000 Active 8 DOM
12. 2026-06-03
    days on market $325,000 Active 7 DOM
13. 2026-06-02
    days on market $325,000 Active 6 DOM
14. 2026-06-01
    days on market $325,000 Active 5 DOM
15. 2026-05-31
    days on market $325,000 Active 4 DOM
16. 2026-05-05
    historical
17. 2026-05-01
    price $334,990
18. 2026-04-10
    price $336,095
19. 2026-04-02
    price $355,295
20. 2026-03-25
    price $356,685
21. 2026-03-25
    status Active
22. 2026-02-09
    status Pending
23. 2026-01-10
    price $332,930
24. 2025-12-31
    price $345,430
25. 2025-12-06
    listed $344,040 Active
26. 2025-11-21
    historical
27. 2025-11-06
    price $330,540
28. 2025-11-06
    status Active
29. 2025-09-29
    status Pending
30. 2025-08-20
    price $329,990
31. 2025-08-06
    price $334,490
32. 2025-08-04
    price $337,490
33. 2025-07-11
    price $334,490
34. 2025-07-11
    price $334,390
35. 2025-06-05
    price $336,490
36. 2025-05-28
    price $344,490
37. 2025-05-24
    listed $347,990 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: $1,217 · $101/mo
• Projected year-2 tax: $5,948 · $496/mo
• Expected delta: +$4,730/yr (+$394/mo · 388.6%)

ⓘ 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: $28,877
• − Mortgage interest: −$18,205
• − Property taxes: −$1,217
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$672
• − Depreciation: −$9,455
• Taxable loss: −$6,917
• Est. tax savings @ 24.0%: +$1,660
• After-tax cash flow: $507/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

-6.6% since first listed

24 events — show timeline

• 2026-05-27 Listed $325,000 NTREIS
• 2026-05-21 Sold (Public Records) — Public Records
• 2026-05-05 Listing Removed — NTREIS
• 2026-05-01 Price Changed $334,990 NTREIS
• 2026-04-10 Price Changed $336,095 NTREIS
• 2026-04-02 Price Changed $355,295 NTREIS
• 2026-03-25 Price Changed $356,685 NTREIS
• 2026-03-25 Relisted — NTREIS
• 2026-02-09 Pending — NTREIS
• 2026-01-10 Price Changed $332,930 NTREIS
• 2025-12-31 Price Changed $345,430 NTREIS
• 2025-12-06 Listed $344,040 NTREIS
• 2025-11-21 Listing Removed — NTREIS
• 2025-11-06 Price Changed $330,540 NTREIS
• 2025-11-06 Relisted — NTREIS
• 2025-09-29 Pending — NTREIS
• 2025-08-20 Price Changed $329,990 NTREIS
• 2025-08-06 Price Changed $334,490 NTREIS
• 2025-08-04 Price Changed $337,490 NTREIS
• 2025-07-11 Price Changed $334,490 NTREIS
• 2025-07-11 Price Changed $334,390 NTREIS
• 2025-06-05 Price Changed $336,490 NTREIS
• 2025-05-28 Price Changed $344,490 NTREIS
• 2025-05-24 Listed $347,990 NTREIS

Property tax history

+18.9%/yr

Latest (2025): $1,217 · +18.9% YoY. Source: county tax records.