2525 Open Range Dr · Fort Worth, TX 76177

$349,000

3 bd · 2.0 ba · 2,342 sqft · SingleFamily public records · 25 Days on market

Built 2013 5,584 sqft lot $149/sqft · 10% below area Est $388k · 10% under $33/mo HOA · 1% 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).

• ARV discount +12.0/15.0
• Cash flow +5.6/30.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful 1.5 story Gehan Home won't last long. Exterior features include brick with stone accent, full sod, sprinklers & privacy fencing. Split bedroom set up and a study with french doors. Interior features include granite countertops, 42 inch Knotty Alder Raised Panel Cabinets throughout, Whirlpool SS Appliances, Upgraded ceramic tile in all wet areas & a bonus room upstairs that can be used as a Game Room or Media Room. Ready for move in now!

Key facts

• Large backyard oasis
• Cozy fireplace
• Expansive patio

Tags

• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• PRIVATE PRIMARY SUITE
• LARGE BACKYARD OASIS
• EXPANSIVE PATIO
• TOP-RATED SCHOOLS

Property features AI

Finance

• Other: No special taxing entities; Directions: From downtown Denton, head south on I-35E. Exit for Robson Ranch Road, turn right. Continue, then turn left on Open Range Dr to 2525 Open Range Dr.
• HOA & community: Mandatory HOA (Oak Tree Trails); Annual HOA fee of $400 covering grounds maintenance and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; Covered parking for 2 vehicles; On-street parking available
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water and city sewer; Electricity connected; Individual gas meter and natural gas available; Individual water meter; Cable available; Sewer available
• Home design: Single-family residence; One and one-half story; Not attached to another property; Built in 2013; Composition roof; Subdivision: Oak Creek Trails
• Construction: Built in 2013; Composition roof
• Exterior features: Lot under 0.5 acre (approximately 0.128 acres); Curbs and sidewalks

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar; Built-in cabinets; Pantry; Water line to refrigerator; Plumbed for gas in kitchen; Electric range; Dishwasher; Disposal; Dual sinks
• Bedrooms: Primary bedroom on main level with dual master baths and ensuite features (garden tub, separate shower, medicine cabinet)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Primary bathroom includes built-in cabinets and granite countertops
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Open floorplan with vaulted and cathedral ceilings; Decorative lighting and chandelier; Cable TV available; Double vanity; Pantry; Kitchen island; Eat-in kitchen
• Laundry & utility: Utility room on main level with built-in cabinets and floor drain; Full-size washer/dryer area; Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (37.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (30.1% below list).
• Recommended offer: $220k (37.0% below list) — sets the bar for cash-flow.

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.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: W R Hatfield El (math 48% / reading 46%, grade D-, #1,006 of 4,322 statewide, top 25%, 613 students, 29% FRL).
• Market conditions: Rents flat; 118 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,027 (37.0% 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: 0.70% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.97%
• DSCR: 0.60
• GRM: 11.9

CMA / ARV

• ARV (median comp): $387,866
• List price: $349,000
• Delta: -10.02%
• 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
2529 Trailhead Dr	0.19mi	4/3.0 (+1)	2,347 (+0%)	1mo	$399,900	$170	81
15832 Badger Creek Ln	0.20mi	4/2.5 (+1)	2,267 (-3%)	4mo	$399,950	$176	75
15648 Fire Creek Ln	0.18mi	3/2.0	2,096 (-10%)	3mo	$410,000	$196	71
2404 Open Range Dr	0.22mi	3/2.0	2,088 (-11%)	2mo	$379,500	$182	70
2316 Sundown Mesa Dr	0.37mi	4/3.0 (+1)	2,269 (-3%)	2mo	$370,000	$163	66
2553 Boot Jack Rd	0.30mi	4/2.5 (+1)	2,463 (+5%)	5mo	$449,990	$183	66
15905 White Mill Rd	0.50mi	3/2.0	2,103 (-10%)	2mo	$365,000	$174	58
2513 Clay Creek Ln	0.36mi	3/2.0	2,031 (-13%)	4mo	$375,000	$185	58
15845 Oak Pointe Dr	0.50mi	4/3.0 (+1)	2,513 (+7%)	1mo	$409,900	$163	54
15613 Mirasol Dr	0.50mi	4/2.5 (+1)	2,545 (+9%)	3mo	$609,900	$240	53
15724 Barton Ridge Dr	0.53mi	4/2.5 (+1)	2,642 (+13%)	1mo	$409,000	$155	46
15725 Carlton Oaks Dr	0.69mi	3/2.0	1,990 (-15%)	0mo	$339,900	$171	42

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 · 0.96% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.91×
• Total profit: $-9,175
• Equity at exit: $156,926

10-year hold

• IRR: 1.8%
• Equity multiple: 1.27×
• Total profit: $26,685
• Equity at exit: $241,841

Cash invested: $97,720 (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 76177

• Rents YoY: 1.0%
• Active inventory: 118
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$648 /mo · $7,771/yr
• Insurance: −$145
• HOA: −$33
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-730

Break-even live

Break-even rent $3,362

Max offer price $220,027

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15712 Buffalo Nickel Dr Fort Worth, TX	4.0	2.0	2016	$2,495	$1.24	7d	1	0.25mi
15733 Prairie Grass Ln Fort Worth, TX	4.0	3.5	2742	$3,050	$1.11	24d	1	0.35mi
15704 Oak Pointe Dr Fort Worth, TX	4.0	2.0	1773	$2,595	$1.46	24d	1	0.52mi
2744 Cedar Ridge Ln Fort Worth, TX	3.0	2.0	1944	$2,091	$1.08	7d	1	0.56mi
2921 Cedar Ridge Ln Fort Worth, TX	4.0	2.0	2011	$2,565	$1.28	43d	1	0.64mi
15628 Carlton Oaks Dr Fort Worth, TX	4.0	2.5	3003	$2,950	$0.98	7d	1	0.65mi
15825 Carlton Oaks Dr Fort Worth, TX	3.0	2.0	1858	$2,395	$1.29	12d	1	0.68mi
2036 Navada Way Justin, TX	4.0	2.5	2609	$2,260	$0.87	15d	1	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-02
   status $349,000 Pending 25 DOM
2. 2026-06-01
   days on market $349,000 Active Option Contract 25 DOM
3. 2026-05-31
   days on market $349,000 Active Option Contract 24 DOM
4. 2026-05-14
   price $349,000 1324-char remark
5. 2026-05-07
   listed $359,000 Active 1324-char remark
6. 2026-05-05
   historical
7. 2026-04-20
   price $360,000
8. 2026-03-12
   price $370,000
9. 2026-02-13
   listed $385,000 Active
10. 2019-05-01
    soldstatus
11. 2019-04-29
    soldstatus Sold

    Show marketing remark (467 chars)

    This beautiful 1.5 story Gehan Home won't last long. Exterior features include brick with stone accent, full sod, sprinklers & privacy fencing. Split bedroom set up and a study with french doors. Interior features include granite countertops, 42 inch Knotty Alder Raised Panel Cabinets throughout, Whirlpool SS Appliances, Upgraded ceramic tile in all wet areas & a bonus room upstairs that can be used as a Game Room or Media Room. Ready for move in now!

12. 2019-04-13
    status Pending

    Show marketing remark (467 chars)

    This beautiful 1.5 story Gehan Home won't last long. Exterior features include brick with stone accent, full sod, sprinklers & privacy fencing. Split bedroom set up and a study with french doors. Interior features include granite countertops, 42 inch Knotty Alder Raised Panel Cabinets throughout, Whirlpool SS Appliances, Upgraded ceramic tile in all wet areas & a bonus room upstairs that can be used as a Game Room or Media Room. Ready for move in now!

13. 2019-04-05
    historical Active Option Contract

    Show marketing remark (467 chars)

    This beautiful 1.5 story Gehan Home won't last long. Exterior features include brick with stone accent, full sod, sprinklers & privacy fencing. Split bedroom set up and a study with french doors. Interior features include granite countertops, 42 inch Knotty Alder Raised Panel Cabinets throughout, Whirlpool SS Appliances, Upgraded ceramic tile in all wet areas & a bonus room upstairs that can be used as a Game Room or Media Room. Ready for move in now!

14. 2019-03-14
    listed $289,900 Active

    Show marketing remark (467 chars)

    This beautiful 1.5 story Gehan Home won't last long. Exterior features include brick with stone accent, full sod, sprinklers & privacy fencing. Split bedroom set up and a study with french doors. Interior features include granite countertops, 42 inch Knotty Alder Raised Panel Cabinets throughout, Whirlpool SS Appliances, Upgraded ceramic tile in all wet areas & a bonus room upstairs that can be used as a Game Room or Media Room. Ready for move in now!

15. 2014-04-28
    soldstatus Closed
16. 2014-04-07
    status Pending
17. 2014-03-31
    price $214,240
18. 2014-02-20
    listed $243,240 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: $7,771 · $648/mo
• Projected year-2 tax: $7,771 · $648/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,258
• − Mortgage interest: −$19,549
• − Property taxes: −$7,771
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − HOA: −$396
• − Depreciation: −$10,153
• Taxable loss: −$15,038
• Est. tax savings @ 24.0%: +$3,609
• After-tax cash flow: $-5,152/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 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): 25,012
• Household income: $104,189
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 494.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 11% Black 11% Asian 9% Native American 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 4% Danish 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 3%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: ▲ 0.96%
• 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

+43.5% since first listed

17 events — show timeline

• 2026-06-01 Pending — NTREIS
• 2026-05-26 Contingent — NTREIS
• 2026-05-14 Price Changed $349,000 NTREIS
• 2026-05-07 Listed $359,000 NTREIS
• 2026-05-05 Listing Removed — NTREIS
• 2026-04-20 Price Changed $360,000 NTREIS
• 2026-03-12 Price Changed $370,000 NTREIS
• 2026-02-13 Listed $385,000 NTREIS
• 2019-05-01 Sold (Public Records) — Public Records
• 2019-04-29 Sold (MLS) — NTREIS
• 2019-04-13 Pending — NTREIS
• 2019-04-05 Contingent — NTREIS
• 2019-03-14 Listed $289,900 NTREIS
• 2014-04-28 Sold (MLS) — NTREIS
• 2014-04-07 Pending — NTREIS
• 2014-03-31 Price Changed $214,240 NTREIS
• 2014-02-20 Listed $243,240 NTREIS

Property tax history

+18.2%/yr

Latest (2025): $7,771 · +48.3% YoY. Source: county tax records.