1921 Ashley Dr · Fort Worth, TX 76134

$200,400

3 bd · 2.0 ba · 1,787 sqft · SingleFamily public records · 72 Days on market

Built 1985 6,273 sqft lot $112/sqft · 27% below area Est $267k · 25% under ↓ 28% 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

Key facts

• Quartz countertops
• Converted garage
• Covered back patio

Tags

• CONVERTED GARAGE
• COVERED BACK PATIO
• PRIVATE FENCED YARD
• QUARTZ COUNTERTOPS
• COZY FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.7% below list).
• Recommended offer: $161k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.9% in Fort Worth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Parkway El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 430 students, 88% FRL); H F Stevens Middle (math 16% / reading 26%, grade F, #1,387 of 1,662 statewide, top 85%, 747 students, 84% FRL); Crowley H S (math 23% / reading 36%, grade F, #1,112 of 1,632 statewide, top 70%, 2,351 students, 72% FRL) — zoned schools average 81% FRL vs 52% district-wide (30 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 15d 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 34% 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 $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 72 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $62k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,006 (19.7% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 8.4

CMA / ARV

• ARV (median comp): $267,380
• List price: $200,400
• Delta: -25.05%
• 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
1940 Berrybrook Dr	0.09mi	3/2.0	1,760 (-2%)	3mo	$269,900	$153	91
1932 Willow Vale Dr	0.19mi	3/2.0	1,718 (-4%)	3mo	$275,000	$160	82
1848 Kings Canyon Cir	0.03mi	3/2.0	1,637 (-8%)	4mo	$263,000	$161	82
2068 Joyner Ranch Rd	0.37mi	3/2.0	1,736 (-3%)	2mo	$280,000	$161	77
9228 Claudia Dr	0.53mi	3/2.0	1,769 (-1%)	3mo	$285,000	$161	71
2104 Shane Ave	0.22mi	3/2.0	1,597 (-11%)	2mo	$299,000	$187	70
8808 Flying Ranch Rd	0.42mi	4/2.0 (+1)	1,842 (+3%)	1mo	$329,000	$179	70
9017 Butterwick	0.45mi	3/2.0	1,658 (-7%)	2mo	$231,000	$139	66
2420 Texas Ash Way	0.58mi	3/2.5	1,721 (-4%)	3mo	$323,890	$188	62
2440 Texas Ash Way	0.63mi	3/2.5	1,721 (-4%)	2mo	$314,990	$183	61
1316 Pinehurst Dr	0.73mi	3/2.0	1,822 (+2%)	4mo	$235,000	$129	59
2516 Dahlia Dr	0.68mi	3/2.5	1,632 (-9%)	0mo	$252,000	$154	51

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.14×
• Total profit: $-48,468
• Equity at exit: $29,880

10-year hold

• IRR: -24.6%
• Equity multiple: -0.17×
• Total profit: $-65,839
• Equity at exit: $17,327

Cash invested: $56,112 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,051
• Tax from tax record: −$671 /mo · $8,050/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-234

Break-even live

Break-even rent $2,285

Max offer price $161,006

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-177	+0% $-234	+5% $-291	+10% $-347
Rent	-10% $-391	-5% $-312	+0% $-234	+5% $-155	+10% $-77
Rate	-1.0pp $-133	-0.5pp $-183	base $-234	+0.5pp $-286	+1.0pp $-339

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: $50,100
• Closing costs: $6,012
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1936 Ashley Dr Fort Worth, TX	3.0	2.0	1336	$1,100	$0.82	45d	1	0.05mi
1812 Hunting Green Dr Fort Worth, TX	3.0	2.0	1402	$1,985	$1.42	45d	1	0.18mi
1940 Willow Vale Dr Fort Worth, TX	3.0	2.0	1634	$2,125	$1.30	7d	1	0.20mi
2109 Shane Ave Fort Worth, TX	3.0	2.5	1563	$1,990	$1.27	22d	1	0.23mi
1808 Willow Vale Dr Fort Worth, TX	3.0	2.0	1500	$2,000	$1.33	7d	1	0.24mi
9004 Willoughby Ct Fort Worth, TX	3.0	2.0	1430	$2,015	$1.41	0d	1	0.26mi
2056 Graham Ranch Rd Fort Worth, TX	3.0	2.0	1553	$1,900	$1.22	26d	1	0.26mi
1804 Lincolnshire Way Fort Worth, TX	3.0	2.5	1496	$1,850	$1.24	7d	1	0.27mi
9100 Cranwell Ct Fort Worth, TX	3.0	2.5	1748	$1,950	$1.12	26d	1	0.39mi
2201 Sycamore School Rd Unit 611 Fort Worth, TX	3.0	2.0	1318	$1,322	$1.00	45d	1	0.39mi
2201 Sycamore School Rd Unit 3121 Fort Worth, TX	3.0	2.0	1318	$1,271	$0.96	0d	1	0.39mi
7741 Galemeadow Ct Fort Worth, TX	3.0	2.0	1400	$1,870	$1.34	22d	1	0.46mi
7664 Hollow Point Dr Fort Worth, TX	3.0	2.0	1400	$1,895	$1.35	26d	1	0.49mi
1253 Rosedale Springs Ln Fort Worth, TX	4.0	2.0	1757	$2,000	$1.14	14d	1	0.52mi
7616 Rainbow Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,855	$1.32	45d	1	0.57mi
2436 Dahlia Dr Fort Worth, TX	4.0	3.0	2285	$2,349	$1.03	7d	1	0.59mi
7617 Hollow Forest Dr Fort Worth, TX	3.0	2.0	1400	$1,925	$1.38	0d	1	0.59mi
2508 Creekwood Ln Fort Worth, TX	3.0	2.5	1867	$2,145	$1.15	7d	1	0.62mi
7627 Novella Dr Fort Worth, TX	3.0	2.0	1400	$1,675	$1.20	7d	1	0.62mi
2520 Clovermeadow Dr Fort Worth, TX	3.0	2.0	1567	$2,029	$1.29	7d	1	0.68mi
2616 Harvest Moon Dr Fort Worth, TX	3.0	2.0	1436	$2,350	$1.64	3d	1	0.77mi
2609 Galemeadow Dr Fort Worth, TX	3.0	2.0	1356	$1,995	$1.47	6d	1	0.80mi
8361 Horned Maple Trl Fort Worth, TX	3.0	2.0	1523	$2,200	$1.44	45d	1	0.80mi
2701 Clovermeadow Dr Fort Worth, TX	4.0	2.5	2225	$2,500	$1.12	0d	1	0.83mi
2701 Clovermeadow Dr Fort Worth, TX	4.0	2.5	2225	$2,500	$1.12	4d	1	0.83mi
8320 Hackberry Tree Dr Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	45d	1	0.89mi
8213 Camellia Tree Ct Fort Worth, TX	3.0	2.0	1337	$1,900	$1.42	45d	1	0.90mi
2729 Forest Creek Dr Fort Worth, TX	3.0	2.5	2333	$2,350	$1.01	4d	1	0.91mi
7320 Laurelhill Ct S Fort Worth, TX	3.0	2.0	1480	$1,865	$1.26	0d	1	0.91mi
8308 Yaupon Holly Trl Fort Worth, TX	4.0	2.5	1947	$2,340	$1.20	45d	1	0.92mi
7504 Trotter Ct Fort Worth, TX	3.0	2.5	2440	$2,199	$0.90	3d	1	0.93mi
2605 Bear Oak Dr Fort Worth, TX	3.0	2.0	1337	$1,950	$1.46	7d	1	0.94mi
8317 Camellia Tree Ct Fort Worth, TX	4.0	3.0	1947	$2,340	$1.20	45d	1	0.94mi
8440 Asheville Ln Fort Worth, TX	4.0	2.0	2048	$2,250	$1.10	14d	1	0.94mi
7501 Meadow Creek Dr Fort Worth, TX	4.0	2.5	2167	$2,295	$1.06	7d	1	0.95mi
8336 Yaupon Holly Trl Fort Worth, TX	4.0	2.5	1751	$2,180	$1.25	26d	1	0.95mi
8457 Asheville Ln Fort Worth, TX	4.0	2.0	1796	$2,049	$1.14	45d	1	0.96mi
2805 Galemeadow Dr Fort Worth, TX	3.0	1.5	1285	$1,931	$1.50	0d	1	0.98mi
7404 Glen Haven Dr Fort Worth, TX	3.0	2.0	1350	$1,995	$1.48	16d	1	0.98mi
8220 Runner Oak Ln Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	26d	1	0.99mi

Listing history 20 events

1. 2026-05-15
   status Pending 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

2. 2026-05-13
   status Active 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

3. 2026-05-09
   status Pending 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

4. 2026-05-07
   price $200,400 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

5. 2026-05-06
   status Active 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

6. 2026-04-20
   status Pending 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

7. 2026-03-30
   status Active 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

8. 2026-03-24
   status Pending 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

9. 2026-03-24
   status Active 531-char remark

   Show marketing remark (531 chars)

   HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

10. 2026-03-23
    status Pending 531-char remark

    Show marketing remark (531 chars)

    HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

11. 2026-03-20
    price $222,700 531-char remark

    Show marketing remark (531 chars)

    HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

12. 2026-02-04
    listed $262,000 Active 531-char remark

    Show marketing remark (531 chars)

    HUD owned property. Case #513-276817. HUD properties are sold as is. Broker must be registered with HUD to sell property. No repairs or alterations until after closing and funding. This charming brick home offers a thoughtfully converted garage and a covered back patio overlooking a private fenced yard. Inside, you’ll find four spacious bedrooms and three full bathrooms, along with stylish quartz countertops and a cozy fireplace that anchors the living room, creating a warm and inviting space to relax or entertain.

13. 2023-12-18
    soldstatus
14. 2023-12-15
    soldstatus Closed 498-char remark

    Show marketing remark (498 chars)

    Welcome Home! This beautifully remodeled home awaits for you. Property offers 4 bedroom 3 full baths- TWO MASTER BEDROOMS!!! This house has been remodeled and given many beautiful upgrades like stunning quartz counter tops. Fresh new paint and floors throughout, new light and plumbing fixtures and new stainless steal appliances. The property is ready to entertain family and friends. Do not miss the opportunity to come see this property! Buyer and buyers agent to verify all information herein.

15. 2023-10-30
    status Pending 498-char remark

    Show marketing remark (498 chars)

    Welcome Home! This beautifully remodeled home awaits for you. Property offers 4 bedroom 3 full baths- TWO MASTER BEDROOMS!!! This house has been remodeled and given many beautiful upgrades like stunning quartz counter tops. Fresh new paint and floors throughout, new light and plumbing fixtures and new stainless steal appliances. The property is ready to entertain family and friends. Do not miss the opportunity to come see this property! Buyer and buyers agent to verify all information herein.

16. 2023-10-25
    historical Active Option Contract 498-char remark

    Show marketing remark (498 chars)

    Welcome Home! This beautifully remodeled home awaits for you. Property offers 4 bedroom 3 full baths- TWO MASTER BEDROOMS!!! This house has been remodeled and given many beautiful upgrades like stunning quartz counter tops. Fresh new paint and floors throughout, new light and plumbing fixtures and new stainless steal appliances. The property is ready to entertain family and friends. Do not miss the opportunity to come see this property! Buyer and buyers agent to verify all information herein.

17. 2023-08-31
    listed $279,999 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome Home! This beautifully remodeled home awaits for you. Property offers 4 bedroom 3 full baths- TWO MASTER BEDROOMS!!! This house has been remodeled and given many beautiful upgrades like stunning quartz counter tops. Fresh new paint and floors throughout, new light and plumbing fixtures and new stainless steal appliances. The property is ready to entertain family and friends. Do not miss the opportunity to come see this property! Buyer and buyers agent to verify all information herein.

18. 2023-03-21
    soldstatus
19. 2000-03-06
    soldstatus
20. 1985-08-15
    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: $8,050 · $671/mo
• Projected year-2 tax: $8,050 · $671/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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: $23,870
• − Mortgage interest: −$11,226
• − Property taxes: −$8,050
• − Insurance: −$1,002
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$5,830
• Taxable loss: −$6,057
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $-1,352/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): 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

-28.4% since first listed

20 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-13 Relisted — NTREIS
• 2026-05-09 Pending — NTREIS
• 2026-05-07 Price Changed $200,400 NTREIS
• 2026-05-06 Relisted — NTREIS
• 2026-04-20 Pending — NTREIS
• 2026-03-30 Relisted — NTREIS
• 2026-03-24 Pending — NTREIS
• 2026-03-24 Relisted — NTREIS
• 2026-03-23 Pending — NTREIS
• 2026-03-20 Price Changed $222,700 NTREIS
• 2026-02-04 Listed $262,000 NTREIS
• 2023-12-18 Sold (Public Records) — Public Records
• 2023-12-15 Sold (MLS) — NTREIS
• 2023-10-30 Pending — NTREIS
• 2023-10-25 Contingent — NTREIS
• 2023-08-31 Listed $279,999 NTREIS
• 2023-03-21 Sold (Public Records) — Public Records
• 2000-03-06 Sold (Public Records) — Public Records
• 1985-08-15 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $8,050 · -0.9% YoY. Source: county tax records.