7137 Meandering Creek Ln · Fort Worth, TX 76179

$264,499

3 bd · 2.5 ba · 1,474 sqft · Other · 15 Days on market

Built 2025 Poor condition 5,500 sqft lot $58/mo HOA · 3% of rent ↓ 1% 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Landing at Creekside - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $264k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $45 ($545/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 $214k (19.0% below list).
• Recommended offer: $214k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); Creekview Middle (math 52% / reading 55%, grade C+, #275 of 1,662 statewide, top 17%, 844 students, 50% FRL); Boswell H S (math 49% / reading 62%, grade C, #364 of 1,632 statewide, top 23%, 2,547 students, 37% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $8k 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 15 days — a 2% lower offer ($261k) 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 $214,163 (19.0% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.3

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-43,212
• Equity at exit: $39,438

10-year hold

• IRR: -11.2%
• Equity multiple: 0.37×
• Total profit: $-46,825
• Equity at exit: $22,869

Cash invested: $74,060 (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: 1074
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,387
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$110
• HOA: −$58
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $45

Break-even live

Break-even rent $2,084

Max offer price $264,499

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $120	+0% $45	+5% $-29	+10% $-104
Rent	-10% $-124	-5% $-39	+0% $45	+5% $130	+10% $215
Rate	-1.0pp $179	-0.5pp $113	base $45	+0.5pp $-23	+1.0pp $-93

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: $66,125
• Closing costs: $7,935
• 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	9d	1	0.26mi
4725 Harlequin Dr Fort Worth, TX	3.0	2.0	1636	$2,250	$1.38	6d	1	0.41mi
6848 Valley Creek Dr Fort Worth, TX	3.0	2.0	1537	$1,875	$1.22	0d	1	0.44mi
4705 Harlequin Dr Fort Worth, TX	4.0	2.0	1721	$2,300	$1.34	26d	1	0.46mi
6824 Turtle Stream Dr Fort Worth, TX	3.0	2.0	1575	$1,925	$1.22	0d	1	0.50mi
6812 Valley Creek Dr Fort Worth, TX	4.0	2.0	1764	$1,950	$1.11	22d	1	0.52mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,195	$1.28	9d	1	0.58mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,295	$1.33	26d	1	0.58mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	14d	1	0.60mi
4749 Swan Neck Dr Fort Worth, TX	4.0	2.0	1802	$2,200	$1.22	0d	1	0.61mi
8204 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1638	$2,100	$1.28	4d	1	0.62mi
5100 Waterford Dr Fort Worth, TX	3.0	2.5	1848	$1,850	$1.00	26d	1	0.67mi
6701 Meadow Way Ln Fort Worth, TX	4.0	2.0	1532	$1,950	$1.27	23d	1	0.68mi
8320 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,999	$1.52	0d	1	0.68mi
6521 Trident Ct Fort Worth, TX	4.0	2.0	1802	$2,195	$1.22	0d	1	0.71mi
4937 Waterford Dr Fort Worth, TX	3.0	2.5	1810	$1,879	$1.04	26d	1	0.71mi
5824 Heatherglen Ter Fort Worth, TX	3.0	2.0	1297	$1,865	$1.44	7d	1	0.72mi
4536 Skipador Dr Fort Worth, TX	3.0	2.0	1236	$2,000	$1.62	5d	1	0.77mi
6433 Riverwater Trl Fort Worth, TX	3.0	2.0	1150	$2,100	$1.83	26d	1	0.78mi
5612 Northfield Dr Fort Worth, TX	3.0	2.0	1336	$1,983	$1.48	0d	1	0.80mi
5725 Northfield Dr Fort Worth, TX	3.0	2.0	1275	$1,860	$1.46	22d	1	0.81mi
8520 Little Acorn Dr Fort Worth, TX	4.0	2.0	1836	$2,300	$1.25	26d	1	0.81mi
8520 Little Acorn Dr Fort Worth, TX	4.0	2.0	1836	$2,200	$1.20	0d	1	0.81mi
6409 Riverwater Trl Fort Worth, TX	3.0	2.0	1461	$1,900	$1.30	0d	1	0.82mi
5800 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1574	$1,925	$1.22	26d	1	0.82mi
5816 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1608	$2,095	$1.30	26d	1	0.83mi
5716 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1356	$2,135	$1.57	26d	1	0.83mi
6612 Waterhill Ln Fort Worth, TX	3.0	2.5	1842	$1,995	$1.08	14d	1	0.84mi
8517 Centerboard Ln Fort Worth, TX	4.0	2.0	1773	$2,400	$1.35	26d	1	0.84mi
5900 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1695	$1,990	$1.17	0d	1	0.84mi
5620 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1292	$1,950	$1.51	26d	1	0.85mi
8633 Star Thistle Dr Fort Worth, TX	3.0	2.0	1777	$2,000	$1.13	18d	1	0.89mi
6333 S Chesterfield Dr Fort Worth, TX	4.0	2.0	1522	$2,111	$1.39	9d	1	0.94mi
6432 Twilight Cir Fort Worth, TX	3.0	2.0	1386	$1,925	$1.39	9d	1	0.94mi
8660 Boswell Meadows Dr Fort Worth, TX	3.0	2.0	1298	$1,845	$1.42	3d	1	0.97mi
421 Commonwealth Dr Fort Worth, TX	3.0	2.0	1699	$2,250	$1.32	6d	1	0.99mi
5021 Mill Creek Trl Fort Worth, TX	3.0	2.0	1434	$2,005	$1.40	0d	1	0.99mi
6332 Longmont Trl Fort Worth, TX	3.0	2.0	1574	$2,896	$1.84	0d	1	0.99mi
102 Bedford Cir Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	18d	1	1.03mi
6316 Downeast Dr Fort Worth, TX	3.0	2.0	1265	$1,825	$1.44	3d	1	1.06mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 3 events

1. 2026-02-20
   status Pending
2. 2026-02-14
   price $264,499
3. 2026-02-05
   listed $267,499 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: $4,840 · $403/mo
• Expected delta: +$3,746/yr (+$312/mo · 342.2%)

ⓘ 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: $25,700
• − Mortgage interest: −$14,816
• − Property taxes: −$1,095
• − Insurance: −$1,322
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − HOA: −$696
• − Depreciation: −$7,695
• Taxable loss: −$4,036
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $1,513/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and updates to its exterior and interior systems, significantly impacting its condition score and value. A comprehensive renovation is recommended to improve its resale and rental value.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major siding — Peeling and discoloration.
• Major landscaping — Sparse vegetation and minimal curb appeal.
• Major fencing — Not visible, but likely in poor condition.
• Major interior walls and paint — Not visible, but the exterior suggests extensive work is needed.
• Major kitchen and bathrooms — Not visible, but the exterior suggests extensive work is needed.
• Major flooring — Not visible, but the exterior suggests extensive work is needed.
• Major HVAC and mechanical systems — Not visible, but the exterior suggests extensive work is needed.
• Major foundation and structure — Not visible, but the exterior suggests extensive work is needed.
• Major windows — Not visible, but the exterior suggests extensive work is needed.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality.
• Both siding repair/replacement — New siding will enhance the home's curb appeal and durability.
• Both landscaping and fencing — A well-maintained landscape and fence will greatly improve the home's curb appeal and safety.
• Both interior paint and updates — Fresh paint and updates inside will make the home more inviting and attractive.
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms will increase the home's functionality and appeal.
• Both flooring replacement — New flooring will improve the home's appearance and functionality.
• Both HVAC and mechanical system upgrades — Upgrading the HVAC and mechanical systems will improve comfort and energy efficiency.
• Both foundation and structural repairs — Repairing the foundation and structure will ensure the home's safety and longevity.
• Both window replacements — New windows will improve energy efficiency and the home's curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
siding · Peeling and discoloration.	Major	$15,000–50,000
landscaping · Sparse vegetation and minimal curb appeal.	Major	$15,000–50,000
fencing · Not visible, but likely in poor condition.	Major	$15,000–50,000
interior walls and paint · Not visible, but the exterior suggests extensive work is needed.	Major	$15,000–50,000
kitchen and bathrooms · Not visible, but the exterior suggests extensive work is needed.	Major	$15,000–50,000
flooring · Not visible, but the exterior suggests extensive work is needed.	Major	$15,000–50,000
HVAC and mechanical systems · Not visible, but the exterior suggests extensive work is needed.	Major	$15,000–50,000
foundation and structure · Not visible, but the exterior suggests extensive work is needed.	Major	$15,000–50,000
windows · Not visible, but the exterior suggests extensive work is needed.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality. ↑
• Both siding repair/replacement — New siding will enhance the home's curb appeal and durability. ↑
• Both landscaping and fencing — A well-maintained landscape and fence will greatly improve the home's curb appeal and safety. ↑
• Both interior paint and updates — Fresh paint and updates inside will make the home more inviting and attractive. ↑
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms will increase the home's functionality and appeal. ↑
• Both flooring replacement — New flooring will improve the home's appearance and functionality. ↑
• Both HVAC and mechanical system upgrades — Upgrading the HVAC and mechanical systems will improve comfort and energy efficiency. ↑
• Both foundation and structural repairs — Repairing the foundation and structure will ensure the home's safety and longevity. ↑
• Both window replacements — New windows will improve energy efficiency and the home's curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-1.1% since first listed

3 events — show timeline

• 2026-02-20 Pending — NTREIS
• 2026-02-14 Price Changed $264,499 NTREIS
• 2026-02-05 Listed $267,499 NTREIS