6409 Longmont Trl · Fort Worth, TX 76179

$215,000

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 2 Days on market

Built 1998 5,009 sqft lot Est $241k · 11% under

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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 +12.3/15.0
• Cash flow +11.6/30.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY MOVE-IN. JUST INSTALLED NEW CARPET. MOST AFFORDABLE 3 BR, 2 BATH, ONE AND ONE HALF CAR GARAGE, GDO. SPACIOUS LIVING AREA-DINING AREA. FRIDGE IN KITCHEN STAYS. COVERED PATIO. JUST INSTALLED BACK PART OF FENCE. A MUST-SEE NICE HOME. OWNER'S DISCLOSURE IN SUPPLEMENTS.

Key facts

• Galley-style kitchen
• Laundry area
• Dual closets

Tags

• GALLEY-STYLE KITCHEN
• BAR SEATING
• PANTRY FOR ADDITIONAL STORAGE
• LAUNDRY AREA
• DUAL CLOSETS
• PRIVATE ENSUITE BATH

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage with inside entrance; Garage door opener; Garage faces front; 2-car single door covered parking; Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Cable available; Concrete curbs
• Home design: Single-family residence; One-story (one level); Property attached: Yes
• Construction: Built in 1998; Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch; Gutters; Wood fencing; Landscaped interior lot in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Galley kitchen with built-in cabinets; Breakfast bar; Pantry; Water line to refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heat (electric); Central air (electric); Ceiling fan(s)
• Interior features: Cable TV available; High-speed internet available; Chandelier and decorative lighting; Pantry; Walk-in closet(s); Window coverings
• Laundry & utility: Full-size washer/dryer area with washer and electric dryer hookups; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (2.9% below list).
• Recommended offer: $203k (5.5% below list) — sets the bar for cash-flow.
• 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.
• 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: Elkins El (math 30% / reading 39%, grade F, #1,995 of 4,322 statewide, top 50%, 656 students, 57% FRL) — zoned schools average 57% FRL vs 36% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1050 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,188 (5.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.97% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $240,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6309 Fern Meadow Dr	0.10mi	3/2.0	1,266 (+3%)	5mo	$245,000	$194	86
6400 Twilight Cir	0.07mi	3/2.0	1,286 (+5%)	6mo	$244,900	$190	84
6424 Fern Meadow Dr	0.08mi	3/2.0	1,356 (+10%)	3mo	$279,900	$206	76
5563 Northfield Dr	0.19mi	3/2.0	1,317 (+7%)	6mo	$260,000	$197	74
6432 Twilight Cir	0.13mi	3/2.0	1,386 (+13%)	2mo	$245,000	$177	71
5528 Stone Meadow Ln	0.19mi	3/2.0	1,328 (+8%)	9mo	$260,000	$196	70
6329 Woodcreek Trl	0.07mi	3/2.0	1,394 (+14%)	6mo	$260,000	$187	70
6436 Twilight Cir	0.13mi	3/2.0	1,358 (+11%)	8mo	$247,500	$182	70
5801 Stone Meadow Ln	0.14mi	3/2.0	1,364 (+11%)	7mo	$265,000	$194	69
6401 Riverwater Trl	0.52mi	3/2.0	1,248 (+2%)	8mo	$265,000	$212	66
5728 Shady Springs Trl	0.10mi	3/2.0	1,397 (+14%)	10mo	$287,500	$206	64
6708 Glimfeather	0.68mi	2/2.5 (-1)	1,390 (+13%)	4mo	$272,999	$196	36

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 · 1.51% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-42,009
• Equity at exit: $32,057

10-year hold

• IRR: -17.5%
• Equity multiple: 0.11×
• Total profit: $-53,643
• Equity at exit: $18,589

Cash invested: $60,200 (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: 1050
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$499 /mo · $5,987/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-67

Break-even live

Break-even rent $2,172

Max offer price $203,188

Occupancy floor 98%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6432 Twilight Cir Fort Worth, TX	3.0	2.0	1386	$1,925	$1.39	7d	1	0.13mi
5620 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1292	$1,950	$1.51	24d	1	0.15mi
5716 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1356	$2,135	$1.57	24d	1	0.15mi
5725 Northfield Dr Fort Worth, TX	3.0	2.0	1275	$1,860	$1.46	20d	1	0.18mi
5612 Northfield Dr Fort Worth, TX	3.0	2.0	1336	$2,083	$1.56	12d	1	0.20mi
5824 Heatherglen Ter Fort Worth, TX	3.0	2.0	1297	$1,865	$1.44	5d	1	0.29mi
6333 Armadillo Ct Fort Worth, TX	3.0	2.0	1394	$2,045	$1.47	24d	1	0.43mi
6433 Riverwater Trl Fort Worth, TX	3.0	2.0	1150	$2,100	$1.83	24d	1	0.57mi
6260 Trinity Creek Dr Fort Worth, TX	3.0	2.0	1310	$2,150	$1.64	12d	1	0.79mi
6316 Downeast Dr Fort Worth, TX	3.0	2.0	1265	$1,825	$1.44	2d	1	0.89mi
7324 Gillis Johnson St Fort Worth, TX	2.0	1.0	750	$1,467	$1.96	24d	1	1.06mi
7328 Gillis Johnson St Unit 7328B Fort Worth, TX	2.0	1.0	750	$1,467	$1.96	24d	1	1.07mi
4900 Old Ember Ln Fort Worth, TX	3.0	2.0	1260	$1,500	$1.19	7d	1	1.22mi
6464 Robertson Rd Fort Worth, TX	1.0–2.0	1.0–2.0	837	$3,748	$4.48	1d	1	1.26mi
102 Bedford Cir Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	17d	1	1.28mi
7032 Fieldview St Fort Worth, TX	2.0	2.0	984	$2,003	$2.04	24d	1	1.30mi
1149 Landsdale Ln Saginaw, TX	3.0	2.0	1179	$1,495	$1.27	18d	1	1.32mi
1149 Landsdale Ln Saginaw, TX	3.0	2.0	1179	$1,495	$1.27	12d	1	1.32mi
206 Hardwick Dr Saginaw, TX	3.0–4.0	2.5–3.0	1747	$2,299	$1.32	5d	1	1.36mi
1116 Landsdale Ln Saginaw, TX	2.0	1.0	970	$1,295	$1.34	24d	1	1.37mi
101 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,299	$1.54	6d	1	1.43mi
102 Rutland Ct Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	17d	1	1.44mi
5400 Huffines Blvd Fort Worth, TX	1.0–3.0	1.0–3.0	1151	$2,564	$2.23	2d	32	1.45mi
5420 Huffines Blvd Unit 2202 Fort Worth, TX	2.0	2.0	1112	$1,475	$1.33	43d	1	1.48mi
6608 Babylon Blvd Fort Worth, TX	3.0	2.0	1489	$2,550	$1.71	24d	1	1.48mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	12d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $215,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $215,000 Active 1 DOM

ⓘ 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: $5,987 · $499/mo
• Projected year-2 tax: $5,987 · $499/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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $25,050
• − Mortgage interest: −$12,043
• − Property taxes: −$5,987
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,255
• Taxable loss: −$4,318
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $234/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: 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

+56.9% since first listed

6 events — show timeline

• 2026-06-16 Listed $215,000 NTREIS
• 2016-09-19 Sold (Public Records) — Public Records
• 2016-09-16 Sold (MLS) — NTREIS
• 2016-08-21 Pending — NTREIS
• 2016-08-09 Contingent — NTREIS
• 2016-07-21 Listed $137,000 NTREIS

Property tax history

+6.2%/yr

Latest (2025): $5,987 · +3.6% YoY. Source: county tax records.