308 Ash St · Crowley, TX 76036

$197,900

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 52 Days on market

Built 1920 8,929 sqft lot $154/sqft · 18% below area Est $241k · 18% under ↓ 6% since listing

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two full bedrooms and one bonus room that could be used as a bedroom but does not have a closet. Two full bathrooms. Great curb appeal plus one covered parking.

Key facts

• 8,929 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Property type: Single Family Residence; Parcel number: 00673153
• Financial info: Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Covered parking space (1); Has garage (garage spaces listed as 0); No carport spaces
• Utilities: City sewer; City water; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1920; Not attached to another property; One story
• Construction: Built in 1920; Preowned
• Exterior features: Lot under 0.5 acre (approximately 0.205 acres); Subdivision: Crowley Original Town; Directions: N Tarrant St to S Tarrant St to Ash St

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 (12 x 14)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: Other (laundry/utility information not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.5% in Crowley — 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 76/100 on livability (#103 in TX, #3,462 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: Bess Race El (math 28% / reading 32%, grade F, #2,500 of 4,322 statewide, top 58%, 665 students, 77% FRL) — zoned schools average 77% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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 52 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,963 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $241,090
• List price: $197,900
• Delta: -17.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 W Main St	0.30mi	3/1.0	1,302 (+2%)	2mo	$169,900	$130	82
708 Meadowlark Cir	0.31mi	3/2.0	1,328 (+4%)	1mo	$230,000	$173	75
513 Baldwin Ave	0.43mi	3/2.0	1,323 (+3%)	2mo	$245,000	$185	69
512 Oak Ridge Ct	0.27mi	3/2.0	1,394 (+9%)	2mo	$280,000	$201	68
209 Mccurdy St	0.40mi	3/2.0	1,371 (+7%)	2mo	$285,000	$208	64
417 Wallace Dr	0.51mi	3/2.0	1,222 (-5%)	1mo	$219,500	$180	64
312 E Hampton Rd	0.57mi	3/2.0	1,243 (-3%)	2mo	$265,000	$213	63
400 Harris Dr	0.49mi	3/2.0	1,215 (-5%)	2mo	$224,900	$185	63
401 Ferenz Ct	0.45mi	3/2.0	1,464 (+14%)	1mo	$280,000	$191	51
325 Quail Creek Dr	0.73mi	4/2.0 (+1)	1,298 (+1%)	6mo	$199,900	$154	50
605 Owens Dr	0.56mi	3/2.0	1,444 (+13%)	1mo	$298,500	$207	48
813 Colony Dr	0.64mi	4/2.0 (+1)	1,471 (+15%)	4mo	$238,500	$162	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-16,553
• Equity at exit: $29,508

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,603
• Equity at exit: $17,111

Cash invested: $55,412 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $266

Break-even live

Break-even rent $1,642

Max offer price $197,900

Occupancy floor 82%

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: $49,475
• Closing costs: $5,937
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 S Hampton Rd Crowley, TX	1.0–3.0	1.0–2.0	924	$1,675	$1.81	2d	10	0.28mi
404 Canoe Way Crowley, TX	4.0	2.0	1827	$2,195	$1.20	19d	1	0.35mi
221 Arnold St Crowley, TX	3.0	2.0	1266	$1,695	$1.34	5d	1	0.39mi
432 Canoe Way Crowley, TX	3.0	2.0	1589	$1,985	$1.25	2d	1	0.41mi
305 Wilson St Crowley, TX	2.0	2.0	1400	$1,950	$1.39	24d	1	0.45mi
601 Porter Ave Crowley, TX	3.0	2.0	1563	$2,195	$1.40	43d	1	0.46mi
473 Canvas Ct Crowley, TX	3.0	2.0	1211	$1,650	$1.36	43d	1	0.48mi
616 Race St Unit D Crowley, TX	2.0	1.0	939	$1,150	$1.22	24d	1	0.50mi
620 Race St Apt A Crowley, TX	2.0	1.0	939	$1,195	$1.27	5d	1	0.50mi
620 Race St Unit D Crowley, TX	2.0	1.0	939	$1,190	$1.27	43d	1	0.50mi
496 Canvas Ct Crowley, TX	2.0	2.0	1135	$1,575	$1.39	43d	1	0.52mi
701 Daniels Dr Crowley, TX	3.0	2.0	1232	$1,850	$1.50	20d	1	0.55mi
709 Daniels Dr Crowley, TX	3.0	2.0	1418	$1,915	$1.35	2d	1	0.56mi
668 Stern Dr Unit 1 Crowley, TX	2.0	2.0	1150	$1,525	$1.33	24d	1	0.56mi
636 Horn St Crowley, TX	3.0	2.0	1804	$1,980	$1.10	5d	1	0.60mi
521 Mesquite Ave Crowley, TX	3.0	2.0	1400	$1,900	$1.36	24d	1	0.62mi
573 Creekbend St Crowley, TX	3.0	2.0	1874	$2,230	$1.19	2d	1	0.67mi
316 Quail Creek Dr Crowley, TX	3.0	2.0	1317	$1,683	$1.28	12d	1	0.68mi
109 N Heights Dr Crowley, TX	3.0	2.0	1284	$1,945	$1.51	24d	1	0.70mi
305 W FM 1187 Crowley, TX	2.0	2.0	1190	$1,500	$1.26	12d	1	0.74mi
305 W FM 1187 Crowley, TX	1.0–3.0	1.0–2.0	1181	$4,194	$3.55	1d	23	0.74mi
305 W Farm 1187 Unit 30421 Crowley, TX	2.0	2.0	1200	$1,599	$1.33	12d	1	0.74mi
701 E Mission St Crowley, TX	3.0	1.0	1323	$1,460	$1.10	24d	1	0.83mi
129 Hirth Dr Crowley, TX	3.0	3.0	1624	$1,850	$1.14	12d	1	0.90mi
708 E Prairie View Rd Crowley, TX	3.0	1.5	1080	$1,750	$1.62	12d	1	0.92mi
405 Bryan Dr Crowley, TX	3.0	2.0	1343	$1,795	$1.34	24d	1	0.92mi
412 Riverbed Dr Crowley, TX	3.0	2.0	1638	$2,100	$1.28	43d	1	0.94mi
1136 Park Gln Crowley, TX	3.0	2.0	1487	$2,000	$1.34	12d	1	0.98mi
824 E Prairie View Rd Crowley, TX	3.0	2.0	1120	$1,795	$1.60	43d	1	1.03mi
1208 Boxwood Dr Crowley, TX	3.0	2.0	1677	$2,095	$1.25	24d	1	1.03mi
1434 Briar Cir Unit 1432 Crowley, TX	2.0	2.0	892	$1,495	$1.68	43d	1	1.11mi
1432 Briar Cir Crowley, TX	2.0	2.0	892	$1,495	$1.68	43d	1	1.11mi
1213 Gardenia Ln Crowley, TX	3.0	2.0	1501	$2,170	$1.45	43d	1	1.15mi
552 Kerry St Crowley, TX	3.0	2.0	1636	$2,295	$1.40	2d	1	1.18mi
10381 Fort Ewell Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	1.19mi
1149 Beaverwood Ln Crowley, TX	3.0	2.0	1552	$1,895	$1.22	12d	1	1.21mi
4052 Dublin Ridge Dr Crowley, TX	3.0	2.0	1464	$1,895	$1.29	22d	1	1.22mi
10344 Fort Teran Trl Crowley, TX	3.0	2.0	1494	$2,149	$1.44	43d	1	1.24mi
10356 Fort Teran Trl Crowley, TX	3.0	2.0	1508	$2,169	$1.44	43d	1	1.24mi
10316 Fort Teran Trl Crowley, TX	3.0	2.0	1501	$2,199	$1.47	12d	1	1.24mi

Listing history 34 events

1. 2026-06-18
   days on market $197,900 Active 52 DOM
2. 2026-06-17
   days on market $197,900 Active 51 DOM
3. 2026-06-16
   days on market $197,900 Active 50 DOM
4. 2026-06-15
   days on market $197,900 Active 49 DOM
5. 2026-06-13
   days on market $197,900 Active 47 DOM
6. 2026-06-13
   days on market $197,900 Active 46 DOM
7. 2026-06-09
   days on market $197,900 Active 43 DOM
8. 2026-06-08
   pricedays on market $197,900 Active 42 DOM
9. 2026-06-07
   days on market $199,000 Active 41 DOM
10. 2026-06-04
    days on market $199,000 Active 38 DOM
11. 2026-06-03
    days on market $199,000 Active 37 DOM
12. 2026-06-02
    days on market $199,000 Active 36 DOM
13. 2026-06-01
    days on market $199,000 Active 35 DOM
14. 2026-05-31
    days on market $199,000 Active 34 DOM
15. 2026-05-08
    historical Active Option Contract 160-char remark
16. 2026-04-27
    listed $199,000 Active 160-char remark
17. 2025-10-13
    historical
18. 2025-09-16
    price $189,900
19. 2025-09-08
    listed $194,900 Active
20. 2025-08-31
    historical
21. 2025-07-26
    price $194,900
22. 2025-06-13
    price $199,900
23. 2025-06-03
    price $203,900
24. 2025-05-30
    price $204,900
25. 2025-05-30
    price $202,900
26. 2025-04-23
    price $204,900
27. 2025-04-09
    price $207,900
28. 2025-03-30
    status Active
29. 2025-03-30
    status Active
30. 2025-03-29
    listed $209,900 Active
31. 2021-04-19
    soldstatus
32. 2013-10-22
    soldstatus
33. 2013-10-22
    soldstatus
34. 1993-02-27
    soldstatus

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $3,622 · $302/mo
• Expected delta: +$1,497/yr (+$125/mo · 70.4%)

ⓘ 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 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $23,749
• − Mortgage interest: −$11,085
• − Property taxes: −$2,125
• − Insurance: −$990
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,757
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $3,196/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 — Crowley

• Score: 76/100
• State rank: #103
• US rank: #3462

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, TX
• County: Tarrant County · 2,033,669 people
• City population: 36,044
• 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

-5.7% since first listed

22 events — show timeline

• 2026-06-08 Price Changed $197,900 NTREIS
• 2026-05-22 Relisted — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-04-27 Listed $199,000 NTREIS
• 2025-10-13 Listing Removed — NTREIS
• 2025-09-16 Price Changed $189,900 NTREIS
• 2025-09-08 Listed $194,900 NTREIS
• 2025-08-31 Listing Removed — NTREIS
• 2025-07-26 Price Changed $194,900 NTREIS
• 2025-06-13 Price Changed $199,900 NTREIS
• 2025-06-03 Price Changed $203,900 NTREIS
• 2025-05-30 Price Changed $204,900 NTREIS
• 2025-05-30 Price Changed $202,900 NTREIS
• 2025-04-23 Price Changed $204,900 NTREIS
• 2025-04-09 Price Changed $207,900 NTREIS
• 2025-03-30 Relisted — NTREIS
• 2025-03-30 Relisted — NTREIS
• 2025-03-29 Listed $209,900 NTREIS
• 2021-04-19 Sold (Public Records) — Public Records
• 2013-10-22 Sold (Public Records) — Public Records
• 2013-10-22 Sold (Public Records) — Public Records
• 1993-02-27 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,125 · +0.4% YoY. Source: county tax records.