7112 Meandering Creek Ln · Fort Worth, TX 76179

$266,549

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

Built 2025 Excellent condition 5,500 sqft lot $58/mo HOA · 3% of rent

---

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 +14.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• 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 $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $32 ($390/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 (19.7% below list).
• Recommended offer: $214k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); Chisholm Trail H S (math 27% / reading 55%, grade F, #774 of 1,632 statewide, top 49%, 2,493 students, 48% FRL) — zoned schools average 54% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $213,994 (19.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.4

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-44,366
• Equity at exit: $39,743

10-year hold

• IRR: -11.7%
• Equity multiple: 0.34×
• Total profit: $-48,888
• Equity at exit: $23,046

Cash invested: $74,634 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,398
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$111
• HOA: −$58
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $32

Break-even live

Break-even rent $2,099

Max offer price $266,549

Occupancy floor 93%

Sensitivity live

Price	-10% $183	-5% $108	+0% $32	+5% $-43	+10% $-118
Rent	-10% $-137	-5% $-52	+0% $32	+5% $117	+10% $202
Rate	-1.0pp $167	-0.5pp $100	base $32	+0.5pp $-37	+1.0pp $-107

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: $66,637
• Closing costs: $7,996
• 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	0.27mi
6848 Valley Creek Dr Fort Worth, TX	3.0	2.0	1537	$1,875	$1.22	1d	1	0.36mi
4725 Harlequin Dr Fort Worth, TX	3.0	2.0	1636	$2,250	$1.38	6d	1	0.41mi
6812 Valley Creek Dr Fort Worth, TX	4.0	2.0	1764	$1,950	$1.11	22d	1	0.44mi
4705 Harlequin Dr Fort Worth, TX	4.0	2.0	1721	$2,300	$1.34	26d	1	0.45mi
6824 Turtle Stream Dr Fort Worth, TX	3.0	2.0	1575	$1,925	$1.22	1d	1	0.49mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,295	$1.33	26d	1	0.53mi
5344 Brahma Trl Fort Worth, TX	3.0	2.0	1720	$2,195	$1.28	9d	1	0.53mi
8205 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,995	$1.52	14d	1	0.58mi
5100 Waterford Dr Fort Worth, TX	3.0	2.5	1848	$1,850	$1.00	26d	1	0.59mi
6701 Meadow Way Ln Fort Worth, TX	4.0	2.0	1532	$1,950	$1.27	24d	1	0.59mi
8204 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1638	$2,100	$1.28	4d	1	0.60mi
4937 Waterford Dr Fort Worth, TX	3.0	2.5	1810	$1,879	$1.04	26d	1	0.63mi
4749 Swan Neck Dr Fort Worth, TX	4.0	2.0	1802	$2,200	$1.22	1d	1	0.64mi
6521 Trident Ct Fort Worth, TX	4.0	2.0	1802	$2,195	$1.22	1d	1	0.65mi
8320 Buck Mountain Pass Fort Worth, TX	3.0	2.0	1316	$1,999	$1.52	1d	1	0.67mi
5824 Heatherglen Ter Fort Worth, TX	3.0	2.0	1297	$1,865	$1.44	7d	1	0.70mi
6433 Riverwater Trl Fort Worth, TX	3.0	2.0	1150	$2,100	$1.83	26d	1	0.70mi
6409 Riverwater Trl Fort Worth, TX	3.0	2.0	1461	$1,900	$1.30	1d	1	0.75mi
6612 Waterhill Ln Fort Worth, TX	3.0	2.5	1842	$1,995	$1.08	14d	1	0.75mi
5612 Northfield Dr Fort Worth, TX	3.0	2.0	1336	$1,983	$1.48	1d	1	0.76mi
5725 Northfield Dr Fort Worth, TX	3.0	2.0	1275	$1,860	$1.46	22d	1	0.77mi
4536 Skipador Dr Fort Worth, TX	3.0	2.0	1236	$2,000	$1.62	5d	1	0.79mi
5800 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1574	$1,925	$1.22	26d	1	0.79mi
5716 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1356	$2,135	$1.57	26d	1	0.80mi
5816 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1608	$2,095	$1.30	26d	1	0.81mi
5620 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1292	$1,950	$1.51	26d	1	0.81mi
5900 Stone Meadow Ln Fort Worth, TX	3.0	2.0	1695	$1,990	$1.17	1d	1	0.82mi
6333 S Chesterfield Dr Fort Worth, TX	4.0	2.0	1522	$2,111	$1.39	9d	1	0.89mi
8520 Little Acorn Dr Fort Worth, TX	4.0	2.0	1836	$2,300	$1.25	26d	1	0.89mi
8520 Little Acorn Dr Fort Worth, TX	4.0	2.0	1836	$2,200	$1.20	1d	1	0.89mi
421 Commonwealth Dr Fort Worth, TX	3.0	2.0	1699	$2,250	$1.32	6d	1	0.91mi
6432 Twilight Cir Fort Worth, TX	3.0	2.0	1386	$1,925	$1.39	9d	1	0.92mi
8517 Centerboard Ln Fort Worth, TX	4.0	2.0	1773	$2,400	$1.35	26d	1	0.93mi
102 Bedford Cir Saginaw, TX	3.0	2.5	1490	$2,319	$1.56	18d	1	0.94mi
8633 Star Thistle Dr Fort Worth, TX	3.0	2.0	1777	$2,000	$1.13	18d	1	0.94mi
6332 Longmont Trl Fort Worth, TX	3.0	2.0	1574	$2,896	$1.84	1d	1	0.95mi
6316 Downeast Dr Fort Worth, TX	3.0	2.0	1265	$1,825	$1.44	3d	1	0.98mi
6304 Downeast Dr Fort Worth, TX	3.0	2.0	1587	$1,900	$1.20	14d	1	1.00mi
8660 Boswell Meadows Dr Fort Worth, TX	3.0	2.0	1298	$1,845	$1.42	3d	1	1.01mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 2 events

1. 2026-04-07
   status Pending
2. 2026-04-04
   listed $266,549 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: $4,878 · $406/mo
• Expected delta: +$3,783/yr (+$315/mo · 345.6%)

ⓘ 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: $25,679
• − Mortgage interest: −$14,931
• − Property taxes: −$1,095
• − Insurance: −$1,333
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − HOA: −$696
• − Depreciation: −$7,754
• Taxable loss: −$4,238
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $1,407/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 · 1 photo

Excellent 100/100 None rehab

This single-level home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious open floorplan and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

ⓘ 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

2 events — show timeline

• 2026-04-07 Pending — NTREIS
• 2026-04-04 Listed $266,549 NTREIS